I allow government income at the level actually paid.

I am not a fan of government workers in general and would love to go after this guy, but it probably wouldn't be worth it.

We not only have a right, we have a duty and obligation as citizens of America to keep our system of government going, and hold our politicians accountable.

I'm thinking we may see an influx of people coming to join us here in Colorado.Then again, it is still illegal according to the Federal government, and I believe that Federal trumps State in this case, so . . . what's next?

I will be happy to share with you what the National Fire Protection Agency which is the Federal Governing body when it comes to fire standards says about the number of smoke detectors that are "ideal".

And closing related fees from the government, title company, attorney, etc.You will need to pay for materials and labor and then get reimbursed out of your rehab escrow. 

Here we are using higher end finishes and adding items such as light tubes, electronic apartment monitoring {software my other company is developing} and door locks (tenants can open the door w/ their phone).In this area we are in the middle/lower end of the buildings - there are a lot of furnished, executive flats here which are rented to government ministers as we are 2-blocks from the legislature - but we are specifically positioning our building for the younger generation (the assistants to the ministers living in the upper-end, furnished apartments).

In this case, since it appears yo have a good relationship, use someone else as the bad guy here, go talk to your tenant and tell them that over the last 4 years, the insurance company has raided your rates, your taxes have gone up, costs of labor and repairs, etc. in other words, it is not You raising the rent, but the mean old insurance company, government, economy, etc.Unless you plan to sell or refi in the next 18 months or so, this is of less importance, but do keep in mind that a $40 monthly increase amounts to $480 a year in added income and at a 10 cap, that equates to a value increase to the property kin the amount of almost $5,000.That all said, I also agree with your Father's advice that trying to get $40 more may cost you more in the end with vacancies or problem new tenants.

Make sure you are following the BIG GOVERNMENT's rules.

I am planning on doing this FHA and do have about $8000 saved up, and plan on doing it before this December (so the government will pay my closing costs with the $8K tax credit).