I feel like I've been stuck between that 4 to 6 mark for about three years and I'm having a hard time pushing past that.

There are no laws restricting mark-to-market rents. 

As for offering subject-to financing, this is something that can be advertised under 'seller financing' in our local MLS, and there's investors that search specifically for listings with that marked, so that should introduce your property to a new set of buyers that may not have considered it before.

Quote from @Drago Stanimirovic: Hi Mark, You're in a fortunate situation with your parents owning a mortgage-free home in a desirable area that has both appreciation potential and rental income opportunities.

Once the work was complete, I refinanced to pay off the hard money loan and held the property as a long-term asset.This duplex also marked the start of my short-term rental journey—we ran our first Airbnb from one of the apartments before scaling to bigger projects.

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Every day I mark how many calls to leads I made, how many people I contacted (and was it email, call, text) from my database/past clients....how many social media posts I answered or made, etc.I don't know if that's automating, but every week I can quickly see how much of each money generating thing I did.Do you use Google Calendar? 

It looks like they are using twilio for numbers and marking up the calling and sms prices a bit.

Quote from @Mark Miles: Quote from @Erica Dike: Many investors tell me they’ve hired designers who either ignore practical needs (like cleaning) or just critique their space without a strategy.

We lined up the door, marked it.