Depending on your investment strategy and intent, you can be flexible in what strategy you choose to reduce your taxes.

I'm on day 2 of my 45 day period to identify a replacement property.I've sold two residential properties in Boise, Idaho and I've got a 3rd that is under contract, for a total liquid cash amount of about $550k.I've also got the capability to sell more of my portfolio (about 2.5 million all cash.)Right now my overall goal is to reduce the headache and issues of dealing with property management companies who are constantly ripping me off and also just the hassle of having 13+ properties with pretty low cap rates.My goal is to just produce cash flow as I'm already kind of retired and I just want to focus on my online business, not constantly dealing with real estate.

When you raise their rent to market you will then face another tenant turn over and vacancy.At most offer a $100 reduced rent only for the first month not the term of the lease.

I have spent the last 25 years leasing fully furnished private residences on a month to month basis to business travelers and have found this allows me to capitalize on increased rental revenue while reducing my PPD (Pain Per Dollar). 

However, if you have an opportunity to add value to drive rent prices up or reduce vacancy, you could get this up to the average. 

Smart Home technologies reduce operating costs through monitoring and access to critical resources like power, water gas. 

We offer to reduce the first months rent by the app fee but that's it. 

Or keep track and deduct from deposit Yes you should always charge late fees & evict if a tenant doesn't pay in full unless you are willing to just accept the reduced amount you are receiving from Section 8. 

I have quoted refinancing with a few banks including my current one and it seems that I could reduce my monthly payment by roughly $100 while extending my mortgage back out to 30 years, or I can increase my monthly payment by roughly $20 and cash out about $17,000 (at 80% LTV) to use towards my next investment.

The only setback with using lending vs. hard money is that I can't be a cash buyer for a wholesaler, which reduces buying options.