If we stick with a realtor there isn't room to lower the price without selling at a loss.

I had to lower the rent recently to $1185.00 as Fort Collins had an influx of new rental properties.

Time frames for approval vary on a short sale too.

Because I'm raising this extra equity up front, my cash on cash returns are lower than I'd like in the early years even though my cap rate and project IRR are where I need them to be.2.

I budget 8.3% for the first year and then lower it to 3% from year 2 on.

This is a general guideline but it will differ a little by area.A - new construction with amenities in best area of town, often where professionals and wealthy people liveB - good neighborhoods where middle income live, generally house will be older but well maintained and few subsidized properties C - lower income, mostly rentals, a lot of subsidized like section 8, etcD - dangerous, graffiti, drugs, boarded up propertiesYou won’t find all classes in all areas.

The actual amount may end up being lower than $120.  

You can still find tenants during down turn and there is always demand, but lower cash flow due to higher turn over (rent lost during turn), lost rent during eviction process, and additional turn over cost. 

I am still dealing with a vacancy in Edmond from October and have had to lower rent a couple times to garner interest.  

If you start investing in the lower income areas some of these people get 3 or 4 phone numbers during the time of tenancy.