Just as "good" tenants are worth their weight...bad ones aren't worth their rent. 

Zero-interest-rate policy is over but the increase will be gradual.

If it were me, I would proceed with some gradual increases, and maybe pair that with some niceties - i.e. address some maintenance the previous landlord was deferring, a fresh repaint of a room or two, etc.

At the very least, your friend should with the proper notice and paperwork be able to gradually increase the rent to market rate.

I'm looking into purchasing rental properties and gradually increasing the number of properties I own as the years pass by.

when filling a vacancy do you stick right at market rent then gradually go down in price if no interest?

Previously, they increased properties that recently sold more gradually. 

There are two sides to the coin and you have to weight the risks of departure against benefits of staying current in the market.

Hey guys,

We have had some tenant apps that smart move suggested we decline, and a few that said lightly approve.

They seemed like decent people, but my question is.....

If SmartMove says decline, do you ALWAYS dec...

You want to look at the content of their credit history, not a snapshot-in-time number (which will probably have changed by the next time the calculation is run).If the earnings history is there with a solid payment history, I personally would give that more weight than the result of some algorithm....but that's just me.