Or just a mindset shift that changed everything?

1) Address & title concerns:You don’t need to change your title or mortgage just because you move out.

Also make sure you understand the rent control/rent stabilized rules for each town as they can even change based on the part of the town you are in (Passaic is a good example, there is rent control, but not in the entire town).Also consider not telling the tenants that you are the owner, and have someone else act as the "property manager".

It's currently just slightly below market rate and I may end up just increasing to reach market rate.

Do some get away with it, even "many", sure but it changes nothing of the fact.

Last, do you offer based on the cap rate and what is the general structure of the lease to increase rate increase without alarming your current business tenants too much? 

Right now or in a few years where the rates will be hopefully lower?

Also with all the changes in the note market I wasn't sure it would have much value for me. 

Remote work is here to stay on some level but "changing the game"?

Speed to leadNick Perry (changed the program name a few times but look him up)Courtney Scott (also changed the program name look him up) The best leads I ever had honestly were from the FB leads I ran myself, just make sure that you have a crm or a calling center/va to call them immediately and follow up regularly