There may some merits to investing upstate/western NY, but I would suggest doing some serious homework into eviction timelines, annual rent % increases, etc. 

Tell him it's time to do a remod and as a business you hope to market the place at a substantial increase.

My interest in entity transfers is the ability to forego a massive increase in the tax bill upon reassessment.

After that's under control, focus on increasing income through additional work at your current job, taking on a side hustle, or finding ways to increase income on your existing rental.At the same time, educate yourself.

Any impending Insurance coverage or increases?

We have created work instructions for every step of the process so we can maintain consistency in how we evaluate properties, communicate with tenants, market our properties, handle rent increases, manage property turnover, etc.....

In 2022 the rents increased 12.1% year over year which was the 3rd highest in the entire country per https://www.axios.com/local/cleveland/2023/02/14/cleveland-rent-prices.

So if there are any issues, I'll see those upfront and can adjust my plan as needed.He has already mentioned he's ok with me removing the tenant or raising prices if necessary.See my other comment regarding Deal Calculator change and maybe presenting an schedule rent increase option for the current tenant.

Atlanta is a strong multi-family market with a diverse economy, a growing population, and increasing demand for rental properties.

They say that their customers see a 30% increase in revenue but they don't make any guarantees.