So it's important to know this going in.Not to split hairs, but improving NOI doesn't change the cap rate, it increases your value. 

PMI can be removed as you are well under the 75% LTV number after the refi.

Destroy and aim the cross hairs higher and higher.BTW, competition doesn't matter.

Then I removed the ugly.

BrianNothing prevents tenant from running the water, kicking holes in walls and door, or other vandalism.However, these things seldom happen as retribution.More likely, a tenant fills up an inflatable pool every other day in the summer, or fails to report that the kitchen drain is leaking, or that the boyfriend beats her up every weekend and busting up the place, or that tenant lets a dog do his business on the carpet, or overflows the tub because they fell asleep.While a good tenant will agree to a fair water policy; the court will typically throw out the policy in an eviction.Keep in mind that you can get a leak notification from water department via “clear-reads” through the mycleveland water website.Usually bad tenants are multi-dimensional... they tend to follow a pattern... low credit score, extension criminal background hits such as driving with suspended license, expired plates, drugs, panning the rent late, refusing to pay the water, violating trash pickup guidelines, police calls by the neighbors, no-show for service calls, removing smoke retractor batteries for the kids toys, not replacing burned out lightbulbs, not taking care of the yard (in a single family”, busting blinds and screens, etc. 

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

Remove all the links and the only thing someone can do is fill in the form.

Keeping the current tenant as a higher rate removes your rehab expense.One idea is to increase rent to $400 effective February 1st and notify them it is going to $725 on June 1st.

because you are behind a computer, removed from real life, you don't see it.

When I've bought properties with delinquent tenants I send them an introduction letter that outlines the amount due and gives them two options: 1) vacate the house on or before a certain date, remove all their belongings, and clean the home and in return I'll waive the current amount owed - basically debt for keys. 2) they stay and sign a repayment agreement that my attorney gets signed by a judge.