By the end of June, I really put some pressure on MW that everything needed to be finished and I was promised that he would do a "full court press" to complete my property and get it performing.

NOLO press has some really great books on landlord law for a lot of different states.

And we too would have a hard time asking for a $500 rent increase as we would be hard-pressed to determine how anyone could afford such an increase.  

Im down to meet up with you and Tony, anyone else finding this thread we should do an impromptu coffee sometime! 

My sister in law pressed a 3 flat in cook county a year ago and the owner said all tenants paid on time and in full.

I know i need to start looking more into tax strategies.I understand that save/buy is a (relatively) slow  way to expand.. but i'm also not looking for a "Boom"I'd be hard-pressed to refi... i've decent  rates and for now i'm looking at cashflow until i'm not dependant on my W2 job ( i think  that at 7 units i could "get by"..barely) then i can  move towards being more concerned on long term wealth/retirement/equityThe rentals have their own business account that i do not dip into** I do not pay myself rent, BUT the business account does pay my personal gas/electric.from my W2 earnings i spend about $1300/mo on everything ( from car insurance to eating out), rest is savedany new downpayments are a mix of business account and savingsWith the 5 total units ( 4 rented; 1 personal use)  I "Cashflow" about  $1K/mobut that number does not account for any CapEx.What might you change/suggest about my strategy?

I know I can't say anything about the pig but I also know they'll keep pressing me for a reason why. 

There were some repairs and improvements that needed to be done, but were not pressing issues.

Get a notice anyway and if they have been model tenants I would not press the issue.

Their house has sat so I don't think they have a pressing motivation to leave somewhere.