You should not be basing your final determination on responses here on BP.

Hi @Ben Rishwain,There is so much more info that's needed to determine the best fit for what you're trying to do. 

Then be prepared to raise the rent to market rate at the next lease signing.

The amount of equity you have doesn't indicate the amount of gain at all.Gain is determined by the difference between your adjusted cost basis and the net sales price. 

Also I don't EVER sign a 12 month agreement with the PM, if you don't like something they do you need to be able to get out quickly.

We have all rolled through a few stop signs in our lives, right?

They offered to sign a two year lease if I lowered the rent to 2600.00 a month.

Hi All -What sites do you use to determine how high you can push your rents?

If the project is large enough to require "Project Management", yes a rate is determined for that service since it is way outside normal Property Management services.

I am not saying this to be a jerk but to encourage you to think about new ways to find leads; bandit signs (almost always illegal but very effective), door hangers, knocking on doors, buying a direct mail list.I hope that you are able to make this work.