In the same month Each time you accept rent you reset the clock back to the beginning.

Then if I choose to continue for the remaining 5 years and not Refi or 1031 exchange it resets at the new NHLB rate.

I would also say that this might be a good time to do a reset on your entire portfolio and sell them all if they are in a similar condition so you can get into properties that cash flow with room for vacancies and Cape.Best of luck on this journey.

If you don't believe we'll see a measurable valuation reset, then you haven't been in real estate long enough. 

If someone wants to leave in May versus November, especially if rent rates have reset, I'll usually let them walk without issue. 

Then, it gets reset to something like 24 months, I think. 

If you are providing heat you can get a thermostat like landlordstat that resets even if they adjust the temperature. 

I could offer a shorter term lease for more money (6 or 9 months) to reset the lease cadence at some point in the future to mitigate the risk.  

What we usually do is reset to market when we have a vacancy - but for tenants that are tending to be long-term, we will have some smaller increases in there to cover increased property tax, insurance, and maintenance costs.

Many jurisdictions treat a partial payment as resetting the clock on the eviction.I would have waited until the 10th to see if payment was submitted before the end of the grace period.