When we were doing price adjustments she was wanting to do adjustments in $2,000 and $3,000 lower increments, I said no I'm not attached to this property like a primary home owner would be, I had her drop the price in increments of $10k after that first 5K price drop to get some attention.

This has allowed me to rapidly pay down debt so that I can refinance.

Smart move on the welcome package, people often overlook it / try to save every $50 increment they can.

The downside is, often with very long term tenants, you cannot even incrementally bump rent, at least in the stories I hear.  

Consider to lower the price in about 5-10% increments until you get responses.

.$35,120,0005IACEDAR RAPIDS BANK & TRUST CO.$34,200,0006GANORTH AVENUE CAPITAL, LLC$33,417,0007GATOUCHMARK NATIONAL BANK$32,267,6478MNSTEARNS BANK N.A.$29,000,0009TXSOVEREIGN BANK$26,926,25010ARHEARTLAND BANK$24,000,000RankLender Name# of Loans1WEST TOWN BANK AND TRUST182GREATER NEVADA CREDIT UNION173LIVE OAK BANKING COMPANY124HOMEBANC, N.A.115AMERISTATE BANK86OLD WEST FEDERAL CREDIT UNION67THE CECILIAN BANK68TOUCHMARK NATIONAL BANK69FIRST SOUTHWEST BANK510FIRST UTAH BANK5

I was born and raised in Cedar Rapids, Iowa.

Coil Laundry - $2,500 Area is an A or B, suburb location within 20 minutes of Grand Rapids, MI. 

EXTREMELY OVER SIMPLIFIED.Just to be clear that is rapid progress for someone in your shoes.

As far a rents go I'd say that is high for the area but rents are going up rapidly here.