How to better market investment property to sell?

The market for investors buying investment property in Memphis, TN is very bad right now because investors are buying foreclosures at 40-50 cents on the dollar. How can we better market our investment properties that are in good condition, in best neighborhoods for the area, and have tenants with 12 month lease? They are listed with a realtor with Re/Max who deals with investment properties and he said the time is terrible. We have cut the asking price by $10,000 to $15,000. leaving an investor with about 25% equity or more to start with and advertised them as individuals or package deal plus....he sent out marketing emails to his regular, out of state investors that said "motivated sell...make us an offer"...any other advise to generate interest? or do we just have to sit on them until the market is better? We will be happy to sell them for enough to cover commission, payoff & closing cost.

Show your prospective buyers the sales comps in the same neighborhood within the last six months that justify your price. Tell them what your cap rate is for the property.

I don't know about in TN, but here in NY math talks and BS walks.

its a rental property right? so if rent < expenses your out.

and when you count expenses that's the entire deal, taxes, utilities, insurance, lawn care, cleaning,... and if the buy puts down cash, the interest he would of earned on the cash is an expense too, eg, if he puts down 100k, he can easily get a 5% return on the 100k, so that means that to buy your property costs him 5k a year in interest.

so figure it out, how much money did you collect in the last 12 months? lets call this dollar amount I (income)

how much would the property cost assuming 100% mortgage at 7% interest 30 year loan, for 12 months of the mortgage
add in all the junk, stated above, everything call this dollar amount C (costs)

if C is larger than I, your not going to sell in a buyers market. period. as the seller you can only control c by lowering the mortgage by changing the amount needed to borrow, aka, lowering the selling price. you have to lower the price until C at least equals I.

don't play games either like 'well if the rentals are rented at 100% all the time...' unless that is truly the case. My other favorite I hear from agents is 'well you can raise the rents 20%, and then you will cover your nut...` That's BS too. raise the rent, the tenant moves out now your doubly screwed.