Your goal is to solve the problem, not create a conflict where you don't have to, not impress upon your tenant your distaste and contempt of her life choices and standards.

With that said I am new to the real estate industry.I was able to create a business plan with my initial research.

Wyoming is very cheap to create an LLC.

i am considering buying bigger pockets pro and wanted some feedback about how good the calculators and other documents are for creating pro formas for investors? 

@Mike Cleveland the basic premise to create an entity is to protect your personal assets from the business.

Depending on that, I might consider a couple of options. 1) bring the rent to market but suggest to the tenant that you would consider rolling back after the outcome of the Prop 10 vote. 2) Just do the 5% if you think that although the City of Oakland will have the power to implement vacancy control, they may take time to decide how to change any existing rent control system in place.Bear in mind, I am just thinking out loud...I do not know Oakland but also am thinking there may be opportunities for buyers being created because of this Prop 10 uncertainty. 

By holding on to the property, equity will be created but is not necessarily cash.

TL:DRPlease show me how to create profile picture.

Then I just recently had this idea...Maybe its not possible but I have not heard of anyone doing it before.What if I created a partnership with my younger sister (she is 20) and she signed an FHA loan for a property - duplex/trip/quad that I find.

Assuming the property next door that you referred to is a commercial retail building create much traffic that could get you more business.