The rents are below market value and I cant renew their lease until August.

What percentage of expiring leases will renew their lease each month?

Did not renew lease so the vacancy was kicked down the road a year later.

Obviously, we have to wait for the first turnover or renewal to implement this.

I'd still recommend sending the pay or quit notice when they are late so you can evict quickly should the rent not come in.If you are tired of babysitting the late-payer, then non-renew.

The lease you put in place with said tenant will transfer over to the new owner and then it will be up to them on how to proceed (renew another lease or not to, simple as that).

My tenants are not quite halfway through their 1 year lease, and they’re asking for me to sign a lease renewal already, but want me to agree to another 1 year contract, instead of the month-to-month our lease will convert to at that time.

I’ve given him 60 days notice of non renewal when only 30 is required in PA. 2 months left on 1 year lease. 

I would send them a notice that there lease will not be renewed when it expires.

If they renew, that extra cash/repair funds!