The quicker cash flow may allow you to scale quicker if that is what you want while the better appreciation could increase your net worth more over time.

I feel like there had been an increase in these types of broad open ended type posts. 

Now 2 days before my closing date and getting all clear on the closing, they have increased the rate by 2.2%.

Does it improve the roof itself, or does it bring increased maintenance.

Not only would the rent cover your heloc costs (eventually) your property value increases giving you the equity you options for additional real estate investments down the road. 

Also, I'm not sure if you are demoing an existing structure, if the structure is freestanding, etc, but this will obviously greatly affect your overall budget.For our project, most of the material prices are in line with expectations, but where we've been shocked with recent increases is the soft cost. 

Personally updated and furnished all units, increasing the income on the property.What was the outcome?

My current company is AllState, and they increased their rates by 100%, so I'm looking elsewhere.

If you won’t hire a PM I’d send something like: You’ve been a great tenant but because of market conditions the rent will be increasing to $x at the end of your current lease.

Then don't rehab for zero COC return.But if you can spend $3000 on the lite rehab and increase rent from $1000 to $1050 then you'd gain $50 per month.50 x 12 = $600 more annually because you rehabbed.600 / 3000 = .2 or a 20% cash on cash return!