@Jeremiah Leonard if your doing it because you want to improve the environment and use fewer fossil fuels, it's a great idea.

Also, I suspect that going to battle over keeping them in the lease would just cost more in legal fees than it would recover and would not improve the situation.Would appreciate any suggestions on minimizing/eliminating breaking of lease in the future.

You can buy TSP in the home improvement stores.

The long term plan for this would be to rent it for a few years, make some improvements, have some fun with my family when the unit is not booked and a few years out 1031 to something more exciting. 

My question is if I raised my late fee of $50 to 10% of rent which would be between $75 to $150 do you think it would improve this chronic late payment.

I would probably pull it off the market and let it sit vacant until the markets improve.

The biggest issue with them is needing to "substantially improve" the property purchased in a zone.

This makes investing in the renovation of one nearly impossible to justify, since your improvements probably won't affect the sell price for a buyer that plans to tear it down. 

Are you recommending adding a third bedroom solely based off adding value or your experience/opinion in renting 2 beds versus 3 in that area?

I read that scuppers are easier to maintain and are a cheaper way to drain flat roofs versus gutters or interior drains.