Seems they were fulfilling with warranty with reconditioned units.

You will see that $4200/year in increase will not be enough to put you in the black for as much as 2 years if the reconditioning and vacancy costs are anywhere near my expectation.Yes, eventually you are going to have to face this $7000+ hurdle, but if you are cash flowing now, I would recommend a $50 rent increase this year ($1,200 / year) and another $50 rent increase next year as well.

If you want your rents to all be paid on the first of the month, collect either the first half, or first month and a half at signing, and write lease so that rent is due on the first of the month, and the lease is to end on the last day of a month a year from now.Good for you - easy transition with no vacancy or reconditioning. 

If you are a buy and hold investor I don't see why you would want them out unless they have pit bulls,unkept place etc.You will have reconditioning costs to get re-rented again that could be substantial if they have lived there for any length of time.You need to get the tenant to sign a letter that you can talk to their case worker.You can't do the 30 days at least not in my state.

You pay the rent or your gone.It's that simple.Even if a property is paid for many landlords stress they have to pay the bank and that gets tenants to pay up.Sometimes not filing eviction but putting the paper on the door will get them to pay.Professional tenants will check at the court house to see if you actually filed.Usually the judge will set up a payment plan to pay some each month on the back rent along with regular rent to catch up.That is usually cheaper for a landlord then them moving and having to recondition and lose rental income waiting for lease up again.If you start going soft that is when the knife goes in the back.When landlords get burned out form doing it for years they start to get mentally drained and let things start sliding.Doesn't matter if you have a 2 unit,20 unit,60 unit apartment or own 10 houses scattered about.If you start to let things slide then tenants talk especially if you are renting other properties to their friends or family.They will talk to each other and start testing the waters coming up with only have the rent or an excuse for no rent etc.

If the tenant is not and you have lost rent, reconditioning the unit costs, and eviction and legal costs, then unforseen capital repairs can put things over the top in a bad way.Not trying to scare or anything you just need to go into the purchase with eyes wide open.

Here are my top picks: (Disclaimer: I personally struggle at using these platforms as often as I should whether it's for real estate or for my auto reconditioning business)Facebook: Great for joining investor groups, keeping connections up to date.LinkedIn: Ideal for networking with other professionals and establishing yourself as an industry expert.Instagram: Perfect for showcasing properties through high-quality photos, videos, and virtual tours.YouTube: Powerful for posting property tours and educational content to attract a wide audience.Twitter: Excellent for sharing real-time updates and engaging in industry discussions.Which social media platforms have you found most helpful for your real estate business? 

If however the place has gotten really beaten up over the few years they have been there then the longer they stay the more accelerated your damages will be when you go to eventually re-rent the place that exceed past normal wear and tear.How much do you estimate if you evicted her that it would cost to recondition the property to a regular renters standard??

We reconditioned all of them after taking the 10 unit building over.  

With the age of the homes, you are likely going to have frequent maintenance and expensive re-conditionings between tenants (remove trash, deep clean, paint, carpet, etc.)