I don't have the luxury of having private investors at the ready for whatever deal comes along since I don't have an established track record yet.

Things like:- limits of Liability of $1,000,000 per occurance- additional liability limits in an Umbrella policy- having them name you as an Additional Insured and requiring 30 day notice of cancellation- requiring that they hold you harmless and indemnify you if there is a claim- making their policy PrimaryThere are a lot of other things that can be required and what you ask form will depend on what is available, cost, and how it will impact getting a tenant.Talk to your Agent about what protections (alarm, fire doors, extinguishers, etc.) you need to have in place as a landlord for a business with children there all day.  

I'm writing a notice of the increase.Should I just create a notice without citing the reason, or list the reason as something like "anticipated wear & tear, etc.?

Except for the hassle of when they go out of business or break their lease :-)Let's discuss privately, I can help guide you as well as provide referrals. 

We will be exploring traditional lending options over the next few days but wanted to see if there were any private or hard money lenders here that would be interested in working with us and if so, sharing their loan requirements.

My tenants are on a month to month lease, at this time i also gave one tenant notice to rent increasing and the other notice that i would be not renewing their lease.Good luck and be open and honest with them!!

What you'll find is your return is higher when you leverage your money.Here's an example of a property I analyzed recently for another investor:Notice the highest return on my investment is the first year and it diminishes after that.Also notice I have $103,067.64 in equity on year ten.

If that’s the case then do you personally have to have the cash/money available at your disposal or can you have approvals from a private or hard money lender?

Do we give her notice to get the dog out or evict her?!

Do we give her notice to get the dog out or evict her?!