If rent goes up, but the majority of my expense is fixed I do compound the rent increase at the same percentage that my expenses are fixed.- RE has option of value add.  

I quick note to the asset manager usually resolves the issue

@Sunjeeve Weerasinghe we have moved entirly to vinyl plank in our properties (and so have a lot of major builders) as you can get commercial grade with 30+ year wear layers on them, they are water proof, do not chip (though they can be cut or torn) and are quite a bit cheaper than tile. 

One of the major draws was that the property appeals to small families and is in a better area.

Although no major renovations were needed, our effective negotiation and rapid transaction management significantly increased the property's market value.

I even rent to Section 8 tenants, and last year I raised rents 18% ($1,400 to $1,650) without an issue. 

Although no major renovations were needed, our effective negotiation and rapid transaction management significantly increased the property's market value.

As for neighborhoods, we are looking to invest within a few miles of the major new developments. 

The majority of inventory in Milwaukee that is listed on MLS as an "investor special" or with "value add" etc, typically does not have enough spread to exit a deal with no money down post refi.The common rule talked about with BRRRR is the 75% rule (you want your purchase + rehab costs to be 75% of the ARV).

Major vacancies and loss of income?