I've been off of BP for a while, but wanted to give a renewed shout-out to @Chris Mason for his help going through my updated DTI calculation.

Deposit doesnt get returned till the property is vacated and broom clean and penalties for damages or late rents are deducted.You need to talk with the boyfriend, see if he plans on renewing lease on his own or vacating. 

Wait until the tenant’s lease expires naturally (in about a year) and don’t renew it.

A few years ago I started drawing up leases for my mom and I was in charge of renewing leases and for the first time she has asked me to increase a tenants rent.What is the proper procedure on increasing a tenants rent in New York City? 

The tenant that was there at the time was nice and we talked about whether or not there were issues with the property that he noticed (none) and that specific neighborhood in the city and he also mentioned that he was planning on renewing his lease in a couple of months when it’s up.

If you want to keep them put them on a month to month lease and if they do not move out by the fall I would give them the proper notice that you are not renewing to get them out.

Now they renew to 3-4% only for interest for tax write off. 

Go after them if you can and do us all a favor, even though they'll certainly end up denying your lease renewal.

If she pays on time and is otherwise not an issue probably keep her but don’t renew the lease.  

My Broker being the mad man he is, used my deal to bully the seller into giving my friends a good deal, so now we own the better part of a block.Right now I'm sitting on my property until the urban renewal project on my end of town brings up the property values a bit and hopefully I'll make a good profit and maybe find an investor interested in a a couple of duplexes when I go to make my next move.