To date, I am getting 20-30% increase in net revenue for clients.

That being said, I would use the "Lenders" link on BiggerPockets to try to reach out to more lenders about any programs they have that may fit your needs.Granted, my personal experience is somewhat dated, but when I was primarily doing BRRRs, I had a local lender that required 12 month seasoning on my first two deals.  

There have been at least 3 studies that show this is true for virtually every large city in the US (you can internet search this).- buy and hold is currently tough in San Diego.  

Anyone looking at the date of modifications or originations?

Half assed truths exists forever on the internet. 

To date they have paid out monthly like clockwork. 

Now 2 days before my closing date and getting all clear on the closing, they have increased the rate by 2.2%.

I do not wish to waste my time watching videos,searching the internet for how tos and what I should be doing.

For nonpayment, and assuming it's a market rate property, you can't post for nonpayment until 7 days after the due date.

Chicago is a tenant friendly city and it takes months of court dates to get them officially evicted.