You could have given notice on 12/7 that her rent was increasing on 02/01.

With BRRRR you typically need to buy a house that needs a LOT of work because you need to get it cheap enough and do a large enough rehab to increase the value WELL ABOVE what you have invested into it.

@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

You will get away from income taxes and annual registration fees by going to the townships, but your property taxes skyrocket which may offset some of the rent increases.

Sad, as I am sure I would like the views and the area, but it makes perfect sense practically, financially, and legally.Just curious but what color is the sky in your world John? 

On the other hand, investing in some repairs (if financially feasible) might significantly increase the property's market value.Remember, each property is unique, and what works for one might not work for another.

As far as the tenant goes, it sucks to have to raise rent but its still a business and its likely that if they try to find another place, they will be stuck paying even higher rents than what yours is at if you increase it to 90% of market value. 

Looking for reasons to increase those expenses sounds counterproductive. 5.

That being said, there's no way your tenant will be happy with the increase so you may take that into consideration.

The entire lots level has to be increased.