Things like evictions or rent increases are very sensitive subjects.

The direct consequence is that our initial cash-neutral property just became CF positive in Year 2 and it will keep improving year after year (as long as you can increase rent in line with inflation, and that expenses also follow the same pattern).

For example, some term that somehow increases/guarantees my return? 

It appears to cash flow and could be improved on to increase cash flow.

You may feel you are the smartest kid on the block and that may even be true however, you cannot increase another person's risk and shed responsibility to another without their full awareness and acceptance and there are just too many holes in your permise which is why it is illegal. 

I bought a property last October in a small town in Northern MI. The property itself has 3 units on it. The owner/landlord that I bought the property from was renting them out way below market value with no security  ...

Of course, that will increase headache and responsibilities. 

Legally, I can only increase rents by 1.8% under new ownership unless there is a capital expenditure or significant increase in property taxes that justify it. 

If I can justify a rent increase, I will increase the rent and offer another one-year lease at the increased rent amount. 

Their interest rates are usually in the 6%-9% range and typically consist of some sort of step-up 30 yr.