we had a rehab to be done in a pinch , they came thru as advertised. 

Sending out targeted direct mail and advertising may be the way to go first. 

Advertise the rental.

I start advertising for the next tenant to begin a lease the day after the fix term lease, which has just been signed, ends.

If you advertise the extra beds as free/bonus, I wouldn't change your format.  

Have tried Facebook marketing in the past with CPC - cost per click advertising and was very disappointed in the results.

The advertising copy you attached to your email came out perfectly and will be very helpful.

@Michael Woodruff  As @Nick C. said, that is exactly the kind of thing that requires a real estate license in Massachusetts.Here are the most relevant parts of the MA law from the link I provided above - the emphasis is mine:''Real estate broker'', hereinafter referred to as broker, any person who for another person and for a fee, commission or other valuable consideration, or with the intention or in the expectation or upon the promise of receiving or collecting a fee, commission or other valuable consideration, does any of the following: sells, exchanges, purchases, rents or leases, or negotiates, or offers, attempts or agrees to negotiate the sale, exchange, purchase, rental or leasing of any real estate, or lists or offers, attempts or agrees to list any real estate, or buys or offers to buy, sells or offers to sell or otherwise deals in options on real estate, or advertises or holds himself out as engaged in the business of selling, exchanging, purchasing, renting or leasing real estate, or assists or directs in the procuring of prospects or the negotiation or completion of any agreement or transaction which results or is intended to result in the sale, exchange, purchase, leasing or renting of any real estate.As I said before, there is not a millimeter's worth of wiggle room in there.Right now, I'm working with a young couple who is selling their home here in W.

I was wondering long term, what the trend is (over say 10+ years).

How do you advertise your vacant units?