Every two years you have to get it tested.  

In this market small multi families are not traded frequently meaning they do not have comps for these properties.

Just because you and they would have history together and on the same property. 

I have been investing in Memphis market for years and from the area. 

If you don't have MLS access it's tough to find actual rented data, however you can use apartments.com to see active listings and gauge rent comps by days on market.

If the condition is similar to the market average but your rent is severely under market rate then I take an average between the current rent and the market rent and send them the following message 2 months before their lease is up (assuming you aren't in a rent control market),Dear Tenant,Some nice words and remind them that their lease is up within 2 months, please select the following options about their new lease, also mention that you are doing the best you can to maintain the rent as low as possible but with inflation, insurance and property taxes increasing, you have to raise the rent to keep up with the rising expenses. 1.

I don’t have a ton of experience, 4 units right now and actively looking for more however I would be willing to try and host something if we can get some traction to get some networking going.

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

Offer a personal guarantee (reduces investor risk if you have the balance sheet for a PG to be worth anything).  

Thus, I’m going thru background and experience checks of GCs, with relevant experience before selecting one instead of using my usual crew which doesn’t have such experience.