Why are they selling if it's achieving one-percent rule? 

I would get rid of that immediately.Second, I would ensure your rules are clear, in writing, attached to the lease, and posted in locations where the occupants can't possibly miss them.

You want to rule out needing a variance unless this is a large property and the change would significantly increase the value of the property and/or rental income.

And the rules surrounding replacement are much more relaxed.  

You can make a new lease with that tenant proposing a rent raise anywhere from $300-500 but you have to be able to justify it (maybe the property doesn't have central AC, maybe you're planning to do some other type of updating but that can be hard when they're physically living there still if its a bathroom or kitchen) and I would also make it so that that rent increase would go up after 60 days of them signing and agreeing to that new lease. 

People are attempting to - and succeeding at that - ignore and override all kinds of tax rules.

@Russell Brazil  was 100% correct when he stated that the new commish rules were going to wean out the RE herd..

Still lots of BRRRR deals here in Columbus that hit the 1% rule with tons of appreciation potential.

I know I could hire a manager acquisitions, but do not have that volume to justify one I think.

Plus, how are all these changes going to fit with the existing rules and regs?