If the market is tough, I reduce the rent rate over the full 12-month term.

We were especially thrilled to start our investing journey with a duplex, and it was even better that the tenants desired to stay and had been consistent with rent for many many years.

Period, full-stop, no exceptions. 

I don't know about you but I am constantly on the hunt for consistency, consistency of income, of deals, of productivity, in my relationships...so that's my focus in all things not just real estate.So my vision to your question is a a state of total consistency of income and deals.I'm focused on the basics, which to drive me is even more specifically "making offers."  

Its simple in practice, however you need to make sure the numbers work.

If Florida recognizes Transfer On Death dees (TODs) subject A could fill one out naming subject B to avoid having to go through probate.

Feel free to reach out if you want to connect.

But to date, I've just set my rents at a rate that accounts for me having to pay the water bill - and informed the residents that each year I'll increase the rent based upon my expenses (including water), so keeping the bill down helps me to help them.But one problem this could cause is if increasing the rent to cover the water bill then places your rent above the market rate.

I grew up in RI but moved to Boston for college and have been in the Boston area for 15 years.

I have made some local connections for contractors to do something solo when my current projects wrap up.