Personally, I have to stay macro...renters depress me.

Some of my pros and cons for leaving current employer versus staying;ProsGreater growth potential as self employed Realtor;More access to marketing tools;Can start building RE business off of the affiliatIon of a more reputable firm; More practice by repetition; Learning opportunities in the public sector (government contracting for corporate housing)Cons Leaving a more secure job (hourly wage, health benefits, PTO, etc.) 

In the NY forms it says, "Tenant may permit guests to stay with Tenant in the Premises for up to ten (10) days.

If we were planning to stay in this area, that's where I would look to invest.

People soliciting you here think you will be giving them a deal-stay away. 

DYI is solution but if a homeowner can make more once they learn than being in a quickly automated broker type job why would they stay?

It also has loose/damaged siding, security bars on windows that need to be removed, earth-to-wood contact in the foundation and siding, leaks in sinks, windows that don't stay open, loose toilets.

To add to this non payment fiasco the tenants want to stay at lease end promising that payment will never be an issue moving forward.

AND make sure you stay in school so you can have that engineer W2 income as you'll need it to help you with financing in the future :)Best of luck to you!

If you are going to up the rent, I would certainly give them the chance to stay if they agree to pay that number.