If we need to raise rent we do it gradually so they have plenty of time to make plans, which may include moving. 

While helpful as evidence of value, An appraiser will carry the most weight.

Personal references are exactly that, so the fact that the tenant’s brother says they are great shouldn’t carry much weight.

If she is behind on payments I put more weight on the essentials like utilities (no more), car loan etc - student loans and medical bills are lowest. 

Last one, the damn weight used to pull the sprayer back in the faucet, damaged the water valve below the sink!

This is the first month that there excuse holds any weight, the home became infested with bedbugs which cost them around 600$ to treat. 

I'm lobbying my husband that we should raise him to $650 as of January 1.My feeling is that if the tenant's unit is below market, but they're a great tenant, raise it gradually toward market, and consider that you'd probably lose a month if they leave, plus you'd probably have to recondition the unit. 

Most weight should be given to the income approach IF market data indicates that homes in the market area are primarily purchased on their income-producing potential.Best wishes.

Should I up their rent gradually once I own it or just tell them the new rent and let them decide to stay or leave?

California had around 15k borrowers, but not all that number is a tier 1 mod, many states didn't even make it to 200 borrowers.The adjustment is a gradual step up to current prevailing rates year over year.