I learned in the past week the housing authority in my area stopped approving rent increases May 1, 2025.

 $100 rent increase is $1200.  

Basic answer, but to increase cash flow you have to increase income or reduce expenses. 

Taxes suck, but they’re stable.Once you buy, that taxable value’s “capped” for future years except for inflationary increases (thanks to Michigan’s Proposal A).

I calculate that I could refinance/increase equity and improve my cash flow by $430/month.  

Or can you terminate the lease for not paying the increase.

Implications if you're investing in Paulding:   •   Because listing & sale prices are relatively stable (flat/very slight increase), there’s opportunity in value arbitrage—especially for distressed homes

Buy a 2-4 unit.You'll gain invaluable hands-on experience managing the other units "next door".You can even experiment with MTR & STR for increased cashflow.

Long-term income security requires a rental income that meets all of the following:The rental income must increase faster than inflation because every time you shop it costs more to buy the same goods and services.

If tenant does not agree to rent increase then you can provide notice to vacate.