Thank you for your time and thoughtful input

all your analysis looks solid and true.

I may reduce my rent a little.

current is among the lowest in craigslist. now I found no good candidate for this price from craigslist.

now I want to attract some local people who don't mind the neighborhood. they might got used to a lower rent, but less chance to get a professional tenant (the tenant live for free through evictions).

I'll hang in there and see how it goes.