Tenant pays all utilities and maintains yard. 

At less than $20,000 a unit, this property is probably heading down a death spiral in which the rents can not maintain the property so more maintenance is deferred hence rents continue to decline, hence less maintenance, hence less rents....... in the end you have land value.

What's the beat way to evict someone and the best way to raise rents while still maintaining a tolerable relationship. 

It might in reality be 6% or lower but I prefer conservative numbers.For Maintainence and Capex, I assume 10% each, in my thinking, you pay into a kitty for maint and Capex until you 5,000 in each and then you can stop holding this money back.

It will only maintain heat down to 30 degrees outside that it will have a electric heating coil as a backup for very cold nights.

2 bed/2 ba condos, well-maintained with apparently good rental histories, are going for $75-125k!

Account ClosedWhat is your goal for the property; do you want to take maximum cash out, get a high sales price, sell quickly, maintain long term cash flow, etc. 

Any coating going on a floor will need to be maintained based on the kind and type of coating and traffic on the surface.

Main unit has been owner-occupied for 20 yrs or so and has been updated throughout and well-maintained.

Distance yourself emotionally from the houses - they are just wood, steel, OSB, concrete blocks, wiring, plumbing, and asphalt shingles.From my point of view, I prefer to buy a vacant house.