EXAMPLE: a local HC has a single comcast email address for their entire office - mysteriously, they seem to be always losing emails and asking us to resend multiple times.The good news is they finally increased their max rental amounts a few years ago, so they are now more competitive. 

You could have given notice on 12/7 that her rent was increasing on 02/01.

@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

You will get away from income taxes and annual registration fees by going to the townships, but your property taxes skyrocket which may offset some of the rent increases.

I’d recommend looking for properties that already have stable tenants or need minor updates to increase rents down the line.

It’s easy to find tenants, population/jobs are increasing, and property taxes/insurance aren’t skyrocketing. 

If you can find properties where you can add value (adding units, increasing rents) then you can increase the value of the property, refi and get your money out. 

With BRRRR you typically need to buy a house that needs a LOT of work because you need to get it cheap enough and do a large enough rehab to increase the value WELL ABOVE what you have invested into it.

As far as the tenant goes, it sucks to have to raise rent but its still a business and its likely that if they try to find another place, they will be stuck paying even higher rents than what yours is at if you increase it to 90% of market value. 

That being said, there's no way your tenant will be happy with the increase so you may take that into consideration.