They have had rent increases, but not keeping up with the market, and combined with the large increases in HOA fees and property taxes, I’m cash flow neutral.

Maybe you can offer them a rent which makes you cashflow neutral but still a bit below market and they avoid a move, arguably a good deal for the tenant versus the alternative. 

Getting fancy with leveraged strategies, options or specific issues/ stocks are best left to wall street veterans.Lots of neutral online resources or books out there to learn the basics. 

Clean, neutral paint colors with a maintained yard if that applies to your rental. 

Keep colors very neutral and light or white (that never goes out of style). 

While not real estate specific it speaks to neutral thinking and overcoming challenges and fatigue by getting to the truth quickly.

If it was done 'professionally' you will notice both the neutral(s) & ground(s) are NOT BONDED in the panel.So assuming all new parts, (2 sub-panels, breakers & ancillary wiring etc) material costs alone for us would be at least $375.

Over the years they have moved around from neutral to hostile with specific regulations they have either pondered or passed.

You’d be amazed at how many houses in my region I could add $45,000 onto in 2 weeks just by giving the interior a neutral paint job, lovely new vinyl plank wood flooring and upscale light fixtures that an electrician can hang in 3 hours for $350 in labor.

To this end, I have purchased a property that my pro forma projected as cash neutral.