Do they have late payments, or have they just maxed a $500 credit card? 

I definitely would not do a 2yr lease, that is less attractive to you than 1yr not more, and I certainly would NOT offer or agree (handshake or otherwise) to not raise the rent at the end of that year. 

."), and raise  your offer to get the property. 

@Eran Matalon your post is interesting, but raises some questions.

You will learn how to max out your credit card limits !

He is also on month to month lease, should I attempt to raise rent or should I stick with the blessing of having a quality tennant?

I have a house in Texas I’m currently leasing to a tenant which is pretty much most of my debt including 10k in credit card debt and my wife’s vehicle.

If it passes, cities and counties can then a lot more about rent control, including imposing vacancy control which would prevent landlords raising the rent to market price on a vacancy. 

I have roughly about $15k of credit card debt.

I think rents could be raised to $495 per unit, but that's not a huge value-add, and I'm concerned that with these being studios, expected higher turnovers would kill the deal.What would you use to calculate for vacancy rates in this situation?