If on leases, you have to wait for lease renewal to increase rents.I'd raise the rents a bit and then do renos as you have vacancies. 

For example, the laws in Texas allow me to include specific provisions in my leases that might not be legal in states like New York.One such provision I enforce is that once a tenant gives notice of non-renewal, I can immediately begin showing the property to prospective renters.Because its so state-specific I would reach out to a NY landlord, agent or property manger for more geographically specific advice. 

I did a 6% rent increase  ($90) for 2023-2024 and did a less than 2% increase ($30) this renewal 2024-2025.

They’ll handle the entire leasing process (i.e. property marketing, tenant screening, placement, lease execution and renewal, turnover etc.) for you, plus everything else.

I sent a letter saying that the lease ends in Aug and I do not wish to renew.

They default the automatic renewal to Yes. 

What happens if not renewed?

Hello,In Pennsylvania, can a landlord cancel a m2m lease at any time during the month? For example, if I give notice on August 7th, will the lease end on Sept 7th or do you need to wait until the 1st of the next month?

When it is time to renew we are not going to

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.