I also assume a 3-4% yearly rent increase, which naturally increases the vacancy and repair amounts over time.

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. 

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

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

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

Did we see interest rates increase at a rate we've never seen in the last 40+ years?

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! 

Mining operations are ramping up quickly, so the supply is increasing.

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.