Then if the tenant does not live up to your expectations, you could simply not renew the lease and avoid an expensive eviction or having to wait out six months.

Unless a tenant is bad it's much better for the owner to renew and the owner is who I owe my fiduciary.

(Note: these are move-out, so not existing tenants that are renewing a prior lease.)Results: Unit Type #1 went for list at $775 and the new residents moved in yesterday.

They have paid around $70k into a $170k mortgage over 20 years so far and have been constantly falling into credit card debit, renewing their mortage over and over.. its never ending.

My current vacancy was due to my last very likeable newbie who just got non-renewed for letting bf sell drugs in the parking lot but I have a number of my first place renters that are great.

If there is a renewal option, you will negotiate the renewal on schedule and may amend the current lease or start over. 

The tenant is clearly instructed on the importance of on timely payment and must understand late payment will result in eviction or non renewal of their lease.

2) Do I have the right to not renew the lease, given that I do not agree to their counterproposal?

We don't charge a fee if renter renews so we are setup that we have no motivation to put a bad renter in and late fees we split .

My management company sent a new month to month lease renewal to the tenant, and then executed the lease with someone from the management company.