While I’ve done that before of my own volition, I design so it’s front loaded; it’s my choice.

This isnt a volition of due on sale because its technically still him as the owner, just though his trust.

They aren't a great tenant so if this makes them move of their own volition great, otherwise keep collecting those late fees.Is the late fee capped at 5% there?

Tenants moving on their own volition also saves lots of money on relocation fees.The gross income last August was $6,100.We then started to fix up the units, made private decks, put in heat pumps in the upstairs units and radiant heating in downstairs units, re-did the landscape, put in covered and secure bike parking, fixed some plumbing issues, and took out a bunch of carpet.

There is nothing stopping you from doing so, but you'll shortly get a volition notice (I listed a 16 unit I own in Montrose years ago, and found this out).  

They may not like the new arrangement and leave on their own volition.

Unfortunately, a volitional vacancy rate which has been max at 7% and as lows os 1%.

Tenants move on their volition and most of the time it has little to do with our work in the upgrade/renovation efforts.If, however, you toss a large rent increase at renewal time, you likely will induce more move-outs. 

They are adults and make the choices of their own volition. 

You can also search for “Matthew Volition Properties” in meetups as this group also has a great reputation and turn out.