By the time he covered eviction costs, lost rental income, and re-renovated after tenant turnovers, any potential gains were erased.Seven years later, his properties had appreciated to about $130,000 each—a 62% increase on paper.

In certain states, such as California and Michigan, property tax increases are capped by law. 

But to date, I've just set my rents at a rate that accounts for me having to pay the water bill - and informed the residents that each year I'll increase the rent based upon my expenses (including water), so keeping the bill down helps me to help them.But one problem this could cause is if increasing the rent to cover the water bill then places your rent above the market rate.

Quote from @Jonathan Klemm: Wow @Dan Zambrano - I am impressed with your "relentless" consistent posting on this thread! 

Slightly increased the offer to quickly go under contract, but still had inspections and everything done before completing the deal.

If you've had to serve a 3-day notice consistently, it's probably time to escalate things.

.✔ Stick to a Consistent Screening Process – Fair Housing laws require uniform screening criteria, so making an exception for one applicant could lead to discrimination claims.

To eventually also cash flowing as rents increase. 

Establish some "safeguards" to keep them honest and consistently check their work. 

Stay consistent and things will start to fall into place