The S Corp treats each property as inventory (think retail) and it works out to save me on short term gains. 

The deposit remains in place until they are out and is treated like a normal termination.About 90% of tenants pay the fee.

Treating this child like we treat everyone, as we hand the document to sign: "And this is the no smoking addendum, just be aware, dont allow anyone on the property to smoke here, inside or outside, its impossible to get the smell out of the house" How would you approach this?

We can't treat good tenants differently or raise some and not others. 

Communicate, treat everyone with respect, and provide ample time.

-Anyone have insight into how the Edgewater area treats this issue?

I am a great negotiator who ensures all parties are treated fairly. 

This is the part of the tax law that controls whether the money we spent on fixing something on our property is treated as an expense or as a capital improvement.The Regulations I mentioned are extremely complex and confusing. 

I am putting minimal time in managing the manager and he is doing a great job and treating the place well. 

Everyone deserves to be treated fairly and ethically.