Success is a process, failure is a choice

There are plenty of other issues like hiring the wrong contractor, zoning/permit issues, helping buyers qualify, poor design choices, etc., but the bulk fall somewhere within those three buckets. 

The tenant is less likely to leave because they are still getting a good deal and you will be getting a little more money in your pocket every month to update the unit etc. then once you have the unit looking the way you want it I would go back to the tenant and tell them you are bringing the rates up to FMV and let them make their own choice.

I'm not as experienced in real estate investments as a LOT of folks here...but we've made safe/wise choices (so far)...and have been doing ok...we're building an "Ohana" on our property for another rental as well...with another one planned for down the road. 

You are smart to be able to do an expensive part of rehab yourself!

I pick up deals every week in Tacoma because I Have a network of smart agents with hustle.

Father of two very smart teens and need to spend more time with my family.

I got a few referrals and vetted with a turnkey prop provider and local rehabber, then had phone conversations with the top choice (A1), liked what I heard. 

Hey Bob - CH11 is available to individuals but typically CH13 is a better choice. 

Provide me some details offline and I will either walk you through the process or take the lead, you choice.