How does one get increases when the other party can simply say "unacceptable due to our rent reasonableness test"For the record we took over the building with the section 8 tenants already in the units.

Cut all extras you don't need to survive. 

What we have done: all new kitchen 6 years ago, all new bathrooms last year, new energy-efficient windows and sliding glass door, new drywall texturing, new base and case, created a 4th bedroom in the basement (cut a window and finished the room), new HVAC 4 years ago.

You simply say to her, by written notification, that her friend must leave, permanently, and her rent is $1600. 

Another option is simply auction the property.

If you simply do a serach on statistics you will find th esame info.

I have some rentals that still have 1970s wood paneling, and I love it because when someone moves out I can simply wipe it down with Murphy’s Oil soap and I’m done.

My property had one that got diseased .they cut down and the stump was left it had over the last few years busted through the sidewalk pads and made the ground uneven near my house .

Seems like your work is cut out for you, but I'm sure it will be successful!

+ Use a hard money lender for just the 10K+ Simply try to refinance the house now (I have $125,000 in equity) so that I have all the cash in hand and am ready for the next house?