@Aaron Paradis :  Also echoing the above and adding your team to the list.  

The tenants are willing to offer last months rent as well at move-in as an added incentive to compensate for their particular situation.

“Unless we are drinking a lot of Kool-Aid, then it’s a 25.”However, most syndications i have looked at seem to promote their skill in re-positioning to raise rents and adding value...and I am seeing plenty of sponsors promoting IRRs in the 20 ballpark...Maybe the big syndicators haven't caught on yet?

For example, if you are happy with a 7 cap and don't mind a D area, there is plenty of opportunity. 

Did you know you can add value to your properties by installing Solar.  I am helping investors with $0 down, $0 out of pocket Solar on their properties to increase the value of their properties for when you sell, flip...

We got three bids for adding central air to a ranch and they were all over the map--we took the middle bid of 15K (it was a pretty straightforward install since all the new ductwork was run through the attic).

If your not getting showing a $25 reduction probably isn't going to make much of a difference.You may need to reevaluate the rent.Look at the pictures and ad the PM has if you can.

Usually added units above what is allowed is a hard no.

I like and used these guys here in the past get high marks: www.ConstantContact.comwww.top10emailmarketingservices.comAnyways, another low-cost way to do any of that is to look into and google ideas using cPanel and wHM hosting.

If using Realtor(c) forms, don't hesitate to fill an entire blank Addendum page of added language to protect yourself.