Should I rip the band aid off and raise all rents to market and deal with exodus that will follow and assume the increase in rent in the customers who stay will cover the decrease in rent from those who leave?

Yeah, we did not like refinishing floors this time around since they were refinished last in 2020, and we know that their longevity is decreasing with each refinish. 

But my reasoning is that the COC would have to be a LOT higher next year for my AFTER TAX investment to make a higher return, and factoring in the decrease from 80% to 60% bonus depreciation.

I would rather wait a month then decrease it by 25-50 for a tenant I would not want to keep long term.  

Hi Marcus,You may find this link from IRS very useful:http://www.irs.gov/businesses/small/international/article/0,,id=129631,00.htmlBy default non-resident aliens have to pay flat rate of whooping 30%.As I understand the only way of legally decreasing your tax payments (note that I am not using term "avoid") is to form a C-corp.

If the downstream increased revenue/decreased expenses justify the upgrades, great.

Now my 1986 purchase saw the doubling in two years but ONLY saw about a 9% decrease although it was flat for a few years. 

you can house hack a 2-4 unit and greatly decrease your cost of living expenses by renting out other units. 

The 3bd apartment rental prices have decreased by -$105 from July.

They are delaying listing their homes until the threat has passed. 3) Because of the decreased inventory, prices have moved higher in desirable areas, or have moved significantly lower in the big cities (NYC is prime example).