I get my increase sooner and lock them in for a fresh 12 month period. 

And very important: most of the fresh water in the world.Also, MN has become landlord-unfriendly.

This way your portfolio stays fresh, non-taxed, and productive.I have clients who have done upwards of 30 1031 exchanges in a given year - all on properties they had owned for at least a year. 

Part of me just wants to start fresh. 

I have done interior ivy walls, ice cream makers, fresh squeeze orange juice, and even converted an outdoor shed into a "Van Gough Art Studio" to give 1 house a leg up.

Again, the BiggerPockets store has some books on this topic, or you can learn about it by watching podcasts, reading blogs, and interacting on the forum.

Here's my lease language:(k) Yards, patios, balconies, vestibules, hallways, and entrances may not be used to store belongings or to dry clothes.

Can the dining table and counter fit the people you listed it for (where do you store the extra chairs)?

You get a bit of a premium on a fresh like-new remodel that you lose when a tenant has been living there using things and making them not new anymore. 3.

we can buy pre made contracts at the stationary stores .. they have been there for decades.