I only offer 2-year renewals to tenants with no late payments or other problems throughout the initial lease term.  

She is a succesful Agent, and I am renewing my license in the next few days...We have a website domain acquired, and are wondering how we can market ourselves as Investors while she is currently employed at a brokerage.  

I have always done fixed term 1 year lease and I would like to try M2M.I have one tenant lease expiring and I am going to convert her to M2M.My current lease explicitly stated the lease cannot be renewed or extended without an signed written agreement between landlord and tenant, so I need some sort of a renewal/conversion agreement to switch to a M2M arrangement whereby both sides can terminate with a 30 day notice, but keeps the rest of the 1 year lease terms. 

Prepayment terms (10-20% per year plus payment increases of 10 - 100% per year) are generally good and the penalty for breaking a variable mortgage is only 3-months interest.A private first mortgage will likely run you 5 - 8% with a minimum 1-year term and maximum of 3-year {we usually do 2-year with optional renewal}.  

We just renewed our lease until June of 2017.I had the idea that house hacking may be best for a duplex but my other half is not excited about that option yet (although I am working on that).  

Also they all seem to charge a renewal fee of some sort for later years if the tenant stays...

The first 30 days are free as well, and if you stop using it, from what I can tell you don't have to cancel the monthly because it has you renew only when you open it. 

Have you verified that the lease does in fact go month to month and does not auto-renew?

I was told by the listing broker that the reason rents can be raised is that almost all of the tenants are due for renewal here soon, and the section 8 rents have risen as well.

I just use both CL and Zillow, as my ads are already set up and it's a cinch to renew.