The fee/increase in rent will cover the increase in water usage. 

The way I see it is if the property taxes are so high to keep from getting ahead with your rental it doesn't pay much to keep it or look at that area to buy.We had a inner city 6 plex,, our taxes jumped from 5400 a year to 6800 ... on a 6 unit building this was after we had contested the tax hike that's 133.00 per apt per year or 95.00 bucks a month just for taxes.per unit.. we contested the increase hired a appraiser had a meet and look at with the city appraiser.. it knocked it down for a while but went right back up a year later.. 

There are two times of cheap neighborhoods, the ones that are in the path of progress that will appreciate with time (Gentrify) and those that will just be cash cows and not increase in value. 

For value-add opportunities, go ahead and do them, and get the increased cash flow from it6.

It seems as if the rents are maxed out, and could not be increased much without owning all 20+ units on the street.  

If these numbers are in the ballpark, you have sufficient cash to buy 4 more similar properties, and increase your annual net income to ~$80K (that offers a lot more breathing room).Since you purchased your properties 2-3 years ago, I'm assuming you have very LOW rates on your notes; and therefore, I would not be in a rush to pay down these loans.

I agree with your premise but I suppose at this time that the opposite trend will take place - that the demand for city living will INCREASE, not plummet with self-driving cars.

So I assumed they don't need new customers. 

In talking to potential leasees/buyers they LOVE the idea of some rent going to purchase price and HATE the idea of some going towards seller concessions I simply want to give my customers what they want and not trigger Dodd frank if possible I have a few pieces of land I am moving used doublewides ontoThinking Of Selling with owner finance the mobile home titles as automobiles are to not trigger Dodd frank complications.

You have to honor current lease.. if they seem ok then keep them.. give proper notice of renewal to your lease when that comes up and any rent increase at that time also.. if you want them to go you give them notice of non-renewal.Download your state landlord tenant laws and get a copy of the lease so you know current terms so you can have that all figured out.