You might have the dreaded 'poo pyramid'. If you're renting it out to folks and they are not using copious amounts of water, you're going to eventually get a situation like you have. Potentially - a pile of nasty stuck on the bottom of the tank. If this is the case, you're going to need some heavy duty bio-digester type of thing in there.
There are lots of options for treatment; I'll leave the collective wisdom of the forum to chime in as I've never had this problem (we always count 5 Mississippis for #1 and 10 Mississippis for #2 when flushing).
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