Replaced every window, new high efficiency furnace.

For direct ownership of real property - which often is time sensitive and generates a lot of transactions - the latter model is generally much more effective and efficient. 

You simply can not scale SFH as fast or as efficiently as you can with multifamily.

And it also looks like you have a good plan to streamline your systems to be more time efficient for you.

The reason I actaully looked specifically into real estate is because the thought of forming a process, being able to actively make it more efficient, and working in a team setting compliments well with my personality.My goals in real estate is that I'd like to make as much passive income and eventually getting to a point of having enough cash to be able to buy and hold in expensive areas as well. 

That said, single family homes are fun but we are definitely going to move to multi families which are probably more efficient.

If you're getting a loan now, and another for the same property in a year this will create a lot of overhead that will absolutely affect how lucrative a deal might otherwise be. again, specifics matter here, but its likely more efficient to get a commercial loan at terms you're going to be happier with for more than just a year. 

What’s the nicest & efficient way of presenting an increase lease?

@Jon Reed Makes sense, thanks for your input, I"m new to this, so trying to see whats the most efficient.

When you finish making it efficient and pretty, simple refinance.