I am biding my time a bit, last year when we finally got the town to phase out rent control on vacancy we were also able to get them to include a floor increase of 1.5% if CPI is less.

Because my guess is if you have rentals in good condition, the rent values will spike.

You can have two B properties in terms of condition but depending on where they are will make the price vary tremendously and rents will vary accordingly as well.

Inside and out, know what's selling, how much it's selling for, in what condition, how long it takes, etc. 

How much rental increase that would provide.

Take photos of interior to document she's out and condition...Good luck on your project,, it's hard to imagine what everyone down there is having to deal with.

Go for a personal note with this slight increase?

Hopefully, you'll also get the "walk through checklist" - in the event this tenant left the property in "less-than-similar" condition to when moving in (Note: You cannot deduct for "normal wear and tear.")  

So, let's count in present condition: let's say water/sewer $3500/year (Cleveland water charge double from the buildings and these units won't be metered separately).

Download your state landlord tenant laws and this will give you the correct information.If you documented the condition at move out with photo's, and did you have move in photo's showing start conditon.. do you have receipts of items that were paid for that were replaced, have a receipt for whom ever you paid for cleaning,, I'd say they would not prevail in small claims court, where they would be required to go to sue you..I'd respond with I have documents and receipts for charges, and the move out charges were correct.