A cruise or a trip to a tropical Island that may raise red flags, I'm sure that's not what you're trying to deduct.

No leases ever.And if you want them to leave, FIRST raise their rent above market rate. 

Also how do I find out reserves and when the last time it was raised?

Partner with a seasoned investor who is experienced and help raise capital for him.. orFind high paying sales job to build the capital yourself..

Personally I don't mind raising rent on an existing tenant by 5% or so if it means I won't have to rehab it anytime soon.

The current tenant's lease is up end of February and due to myself raising the rent they decided not to renew.

Is the ultimate goal boost savings rate to raise capital more quickly to fund additional deals? 

MF lenders will require you guarantee the loan personally and will likely require you to take title to the apartment building into an LLC or corporation.Also, with larger apartment buildings, and say you need to raise capital (through syndication), having an LLC/corporation is again, better.

I would send them the official letter but also have a phone conversation.But seriously,  raise the rents before you renovate.

@Dontrea RiserRent is due the 1st Grace period is the 5th So if it’s not deposited the 5th by midnight A 150$ dollar late fee applies It used to be 50$ but they would pay there next pay cycle After raising it to 150$ not one late payment!