You need to have in your process to adjust the rent every year.

It's a conversion process and is quite complex to design, formally file and obtain new CO.

Tenants are trained to submit repair tickets through Property Meld so La Carte would mess with our entire process 

So far I am only at about $90,000 in cost for this duplex and when I am done Im hoping I can refinance for 80% of a higher value then what it cost to build, rent out, and repeat the process.

A judge will likely be hesitant to process an eviction if there is no documentation on hand.

However in the past I've done the majority of the physical labor on the jobs, and have grown weary of this part of the process, I've tried hiring contractors but pricing seems so high it's hard to make deals work, so my question is where do you find people to hire full time for general work like drywall, flooring, painting, etc.....

Either way, there is a need for cash for the DP's for these properties.Using the existing CF as a means to accumulate this needed cash is a slow, S  L  O  W  process. 

There's never been a time in history where building equity through adding value wasn't possible, that's just stinkin' thinkin'.That being said- processes and quality matter greatly and thats where most people lose their shorts, not on the actual deal.  

That is a huge problem..

I think if the prospective tenant was scared away by a standard 30 day lease you may have avoided a huge headache.