I own two Teslas and I would never go back to 100 year old technology.Somewhat ironically, electric cars have existed for closer to 200 years ;)https://en.wikipedia.org/wiki/History_of_the_elect...

Does the exemption continue until he hands off, and then it ceases to exist for future situations, such as a post-lease reasonable accommodation request? 

Our regulations are also very pro tenant and to survive you learn how to bend the rules to the breaking point.

Also, this would be regulated mostly at the local level except for banking/insurance/etc, no?

Are you primarily finding value in hard money loans or are you simply buying existing performing loans?

@Kathy EvertIt sounds like since you're looking at an existing purchase and trying to estimate closing costs for the next purchase - they will be similar?

That gives the tenant plenty of time to choose to accept the increase or find a new place.Also check the existing lease, if there is one. 

I also get tired of having to explain that by "making a relationship" with you, I expose myself to litigation if I ever have to sue a borrower for a deficiency from a foreclosure and oh, let's not even mention the part about how I have to explain to my state and federal regulators, or my shareholders that I failed in my duties to maximize recovery and minimize risk of loss by selling directly to some invidivual investor instead of exposing the property to the open market....you keep digging.

My partner is looking into refinancing his existing rental property that is on an adjusted rate.

Officials tend to like them and more seems to get done faster.If you come at officials with vinegar instead of honey they can make your life very difficult and use code and laws you didn't even know existed.