Buying 4Plex with Section 8 Tenant in Newark, NJ

[Clifford Charles]

I am in the process of purchasing a 4 unit in Newark, NJ. All tenants are month to month and section8. Tenants are nice but are paying below market rent *(1100) while average rent for 2br going for 1350. Any idea on how I might be able to go around bringing rent closer to FMR without the tenants turnover. I know section8 would typically allowed 4 -5% annual increase but not sure as a new owner if I can go above that since the tenants are currently residing in the units. Any insights will be greatly appreciated.