This would increase the benefit to where the fee would not be so outrageous that it would hinder the investment.

By the 3rd or 4th year if they aren't the same or have increased we all prob will have bigger problems

If you have extra cash at the end of the month, then do double up payments on the mortgages so the principle is reduced and this will increase your heloc room.

Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

Keep in mind that they can increase that period if they get complains from the community, so make sure you're in good relationship with your neighbors.

As your portfolio starts to increase, you can start creating single-member LLCs where the property is located, and then you can put all these LLCs in a trust.

Gave the other tenants a smaller 250 increase and fixed up attic space to rent as storage.

I suspect that is unlikely with the increased need for housing.  

If you can relate, what were the first steps you took and how did you build your confidence in REI?

Whichever direction you go, be sure to work with folks who understand this and gives you the confidence to take reasonable action - I'd personally take an okay investment and weather the storm for a few years that will eventually perform well, and do that each year - rather than take 3 years to wait for the best deal possible.