Each market/location varies on construction materials and labor costs plus comparable available existing properties to buy.3.)

Look into RUBS as an alternate to submetering, which can get expensive.

I have set up WIP accounts for WIP LABOR and WIP MATERIALS.

But IMO, if you have to jump up double digits without a material change to the unit, you've screwed it up in the years prior.Staying on top of fair market rents is not easy for small landlords.

In some instances there are alternatives to foreclosure.

You upgrading the property, thus increasing the value which in turn could push out the current tenants, contributes to the vitality of that free market, a market that gives the tenants alternative options. 

Whenever clients come to me asking about AirBnB and STR, I always recommend Padsplit as an alternative.

I have some telling me that I can do minor repairs on the property and use a credit card to purchase materials (HVAC Filters, caulk or even paint) and my IRA can pay the credit card directly (keeping it at arm's reach).I also see where this interpretation of services versus repairs could be considered a "Grey" area and I am just looking for something that turns it at least a little darker.

But also weigh the alternative of how costly the prepayment penalty is.  

This is going to make me shop other alternatives since I have not checked the market in a while.I have not had a claim with them but I am concerned there will be issues when I do.Update: Just got feedback from them on their last error.