Also, make sure your RF connectors are done up to the recommended torque, loose SMA connectors leak.
ALL the cables must be filtered right as they enter the box, and you will need to be using good quality coax between the source box and your attenuator, use something designed for lab microwave use.
Picking up a few simple 10dB fixed attenuators (Minicircuits via Ebay) can be a good thing as they can be used to easily find your leaks if it is a cable or connector issue, but I would note that AP RSSI indications are often poor and are sometimes more in the way of BER meters then signal strength ones.
I would note that coax, attenuators, and connectors can all have issues at 5GHz, variable attenuators not designed for use up there are especially problematic.
Regards, Dan.