Do you lay out the criteria for when a tenant earns your right to a "hand up" in your operating procedures, to avoid liability issues with the FHA of '68? 

That way I have a documented criteria/procedure for selecting a new tenant in place to avoid any discrimination issues.

Each municipality will have its own procedures and deadlines. 

When loan was made and property offered as collateral, it is possible that title or escrow, then lender, missed something;Blown sale or defect in foreclosure, occasionally procedural but usually concerns noticing;Or, Secured creditor or entitled claimant challenging bank's foreclosure.There may be other reasons.

Every state, county and town can follow different rules and procedures.

If I should to dissolve it, what is the correct procedure?

You've got to use accepted procedures for all of it.  

I take modest increases on a yearly basis but I am mindful that it is a market and tenants have alternatives.Even in that case there is a lot of work and expense involved in moving, especially if you make the move out procedure clear and the tenant knows what happens to their deposit if they don't leave the unit in clean condition.

RESPA ALWAYS APPLIES - there is no grace number of transactions before you must adhere to The Real Estate Settlement Procedures Act ("RESPA") #2 - In regards to the expert testimony on SAFE Act.

In order to qualify for the "housing for older persons" exemption, a facility or community must prove that its housing is:Intended for, and solely occupied by persons 62 years of age or older; orIntended and operated for occupancy by persons 55 years of age or older.In order to qualify for the "55 or older" housing exemption, a facility or community must satisfy each of the following requirements: At least 80 percent of the units must have at least one occupant who is 55 years of age or older; andThe facility or community must publish and adhere to policies and procedures that demonstrate the intent to operate as "55 or older" housing; andThe facility or community must comply with HUD's regulatory requirements for age verification of residents.The "housing for older persons" exemption does not protect senior housing facilities or communities from liability for housing discrimination based on race, color, religion, sex, disability, or national origin.HUD is ready to help with any problem of housing discrimination.