Your last few sentences about the timing of cap rate decompression are right on.

@David DachteraI'm not sure the logic you express in your last sentence makes any sense.  

The second add on CL is only 3 sentences, no pics and has provided about 18 +/- solid leads.

I had to explain it to them THREE times with links to IRS regulations and a decision matrix THREE times, even circling the relevant sentences and paragraphs before they finally realized I was right.

I'd email the new lease and in just a sentence or two explain that the rent is well below market and you are needing to increase it (but still below the top of market).

That single sentence lets the potential tenant know that the landlord is not part of the voucher program. 

I guess the last sentence gets the insurance off the hook.

He got sentenced to 110 years in prison because the trucking company was an LLC, not s corp or c corp.

The responses necessitate much more than a pithy few sentences to answer.

You will share with them more than a sentence or 2 about where you're at and where you're trying to go.