Anyway,  I'm having difficulties with my insurance company, at least that they decided to drop my insurance due to some vague issues.   

Some people may cost more, but a few extra dollars is well worth it in the long run.

Right now my tenant has told me she is staying an extra month after I offered the extra time and she refused.

I'm under contract for a duplex and part of the qualifications for the loan was income earned by tenants. One of them is all of a sudden breaking lease and this could up end qualification for the loan. How do I have o...

Neither of us have broached the topic of renewing their lease term, so at this point I'm assuming they are planning to stay and would like some extra time, so I thought it might benefit us both to end the fixed lease on 6/30, and then start a new month-to-month lease with a 1 month term and 30 days notice, all on 7/1, with some language built in for their leniency on showing the place to prospective tenants.  

Property management companies are asking extra charge for initial setup2.

This extra amount is disqualifying me to obtain the loan.

But I’d give the required notice, maybe even an extra 30 days and raise it to market rent for the condition, probably another 75-100 a month. 

Throw in extra repairs for a 100yo bldg and you're at 50% no problem.If they are doing a good job placing tenants and maintaining the property overall, I'd be hesitant to fire them.  

Better luck and better prospect with Marriott and Hilton brands, to get some good management companies - ultimately costing you 20% or more of the gross - when you add their extra-expenses of over staffing and unwanted maintenance and repairs bills, and, using their unused-resources to bill "your property" for services etc.