My options are A) accept the stability and lesser headache that comes with taking no action for the time being in exchange for accepting his below-market rent, or B) accept a turnover from a good tenant and pay for a renovation in exchange for a significant rent increase (in the ballpark of +15% right now with a strong upward trend).My inclination is to go with option A and renovate when the tenant chooses to leave or when the disparity between what he pays and what the market rate is gets closer to 25%.

I did research this topic and was inclined more on software-based (mainly due to price) but would like to get real-life opinion of BP community.The main pros i see having an on-prem property manager are:1) Ease of rent collection and managing tenants2) Auto schedule of any maintenance and follow-upsThe con i see is the monthly payment (8-10% to property manager vs <$90/unit using software)The key points I am trying to find are:1) Does the above pros on having on-prem property manager same with software-based?

Those with thin skin and inclination to blame others need not apply."

I am inclined to allow it, although it is an explicit variance from the current lease. 

@Brian Garlingtonhe sounded like he likes the house, landlord, gardener etc, and he said i have lots of furniture etc and would like to stay, he is inclining towards finding a new roommate.but I would prefer him to leave. so how to inform him in a way he leave the place nicely.

It is probably 60 to 80 years old and just fell apart.I like to be fair with my tenants and I am more inclined to refund them their money than not when there is a little damage to a rental unit.

If they do I suspect the interest rate and points will be somewhat higher because of the added risk that if you experience money problems in the future you'll be more inclined to walk away from an investment property then one you live in.

I am more inclined towards selling because I find managing from OOS will be a big hassle.

I would be inclined to order a deck cleaner/wash, a deck paint of your color preference, and general paint/staining supplies (brushes, rollers) from a nearby Home Depot/Lowe's, pay for them, and have them available for pick-up by the tenant at the contractor's desk. 

The back yard has no grass (lots of weeds) and has a steep incline.