I have a tenant already in place and just renewed their lease for another year (end of Sep. 2019) at 800/ month.I will put between 200-225 a month aside for cap ex, repair, vacancy, etc.

If they know they are likely to not make rent payments on time they will not agree to a M2M lease.Chances are that if you accept a tenant with bad credit they will be making excuses and not paying rent on time.Make sure you make it crystal clear that the first time they are even one day late you will be non renewing their lease.

On 7/1/18, I gave her the standard 30 day notice that I would not be renewing her lease.

If you plan to ren tryout property the early you are I would do month to month leases so that if things go bad you can get them out easier with a non renewal of their lease instead of having to evict them.

Thank you for your time Aaron, so yes it is in California and there is no rent control, back in February when I purchase the units I did tell the back tenants that I was not goin to renew their lease agreement, I told them that I needed to move in once their agreement expired, but of course I did not do a written agreement it was all verbal.

If they are renewing their lease that is different.It was nice of them to ask and I would politely decline their request.

How often do you need to get the lead certification renewed?

In the letter, I explicitly ask, if they want to renew for the following year, then I need to know by end of Feb.

Tell them a month before the contract is done that you will not renew and to turn over all leases, security deposits, and maintenance records.

He notified me a few months back that he wouldn't be renewing and we have been in contact sporadically since.