You can make a new lease with that tenant proposing a rent raise anywhere from $300-500 but you have to be able to justify it (maybe the property doesn't have central AC, maybe you're planning to do some other type of updating but that can be hard when they're physically living there still if its a bathroom or kitchen) and I would also make it so that that rent increase would go up after 60 days of them signing and agreeing to that new lease. 

Rent should be a standalone line item.With regards to fees, these will vary from property manager--flat fees, % of rent, and other structures depending on short/long-term rentals, unit type and location.1) I'd recommend utilities be separate.

What made you interested in investing in this type of deal?

@Jean G.The reality is: it dependsIt’s a numbers game where you need to first determine: what yield do I want and what are the outcomes/ risks involved that could impact thatBuild yourself a financial calculator to understand this but also understand you need to know every process and how much it costs and how long it takes90% upb on a commercial property in a non judicial state with equity and default interest at 15% is a great deal but take that same asset in another state which also has long eviction laws and it could be awfulLastly bankruptcy could wipe out some of your lien depending on the type and how the loan was written.

E.g. good schools in certain zip codes, type of renter demographic in each area, e.g. blue collar, white collar, section 8.

What made you interested in investing in this type of deal?

Quote from @Sonja Revells: Quote from @Jacob Sherman: What type of loan programs are you in the market for ?  

My First Duplex back in 2010 What made you interested in investing in this type of deal?

This is a classic case of buying in an area you probably should not have and only appropriate for locals who will go to the property the moment tenant moves out remove all the mechanicals themselves and then re install upon tenant move inwhy anyone wants to own this type of asset is a mystery to me..

What made you interested in investing in this type of deal?