We have recently started using a 24/7 answering service, and along with that I got myself a smart phone with high speed internet service. I think this has helped our occupancy rates alot the last 2 months we have had it.

Before we did this we would have constant problems with phone calls not getting answered or messages not returned in a timely manner. And since it was a family member running the office, there wasn't much we could do to fix the problem. So I decided it was time to take that out of their control.

Now I get the e-mails of missed calls on my phone, I can use my phone to remotely connect to the office to get information and return those calls day or night in a timely manner. I really think that customers would rather talk to a person instead of a machine, and we can get back to them before they just pick someone else.

Edit:

And about rates we simply just lower/raise rates depending on the number of units we have open of a particular size. 3 or more of a size we will drop it in price 5 or so dollars, 2 is normal rate, 1 or waiting list higher than normal rates.