A permanent rent increase of $10/month will be effective June 1 for any tenant that has not updated their information on our website by May 15.

You can find properties by driving for dollars, mailing owners, getting lists of code violation, evictions, property management companies, networking, etc but the most effective method is cold calling the owners directly.

It's an alternative but VERY effective form of house hacking.

A professional letter written on company letterhead is way more effective when dealing with commercial and multifamily owners as they are usually investors themselves.

That low priced Midwestern property is not low GRM directly because of location & demand, but a secondary effect because of the low prices those cause.

I recommend the OP engage with a competent CPA or EA to complete the filings. 

But that's the laws where I live and your mileage may vary.If I wanted the change to go into effect immediately, I would need the tenant to agree with and sign the lease amendment. 

How would this type of sale effect the seller in terms of taxes?

Team building exercises seem to be an effective way of building the team as they move through their various stages of forming, storming, norming and performing ((https://www.mindtools.com/pages/article/newLDR_86.htm).  

If you pay off your mortgage you are saving 3 maybe 4 percent so in effect investing money at 3 maybe 4 percent.