Lots of rentals on the market right now in DFW, so you don't want them moving.  1-2-3 months of vacancy, releasing fees, and make ready are very tough to make up, so best to keep your current tenants.A couple of strategies you can try...#1. 

Shilling crypto one minute, then only fans and then real estate. 

Now your tenant is asking you to drop it another $3,600 per year?

It’s possible I did a poor job of explaining this, this isn’t really a service for investors per se’ in fact I would probably in an ideal enjoy doing this more for primary home buyers, this to me is an alternative to the 2.5% commission model, you cut out the most time consuming and often in my opinion least valuable part of the job which is showing people around and opening cabinets and seeing if they are soft close or not lol (I presume in this new world there will be more open house, more showings by listing agents, possibly more services that allow buyers to show themselves houses like the Redfin does on some of its listing) because of that plus the guarantee of getting at least something for your time allows you to theoretically charge much less while still providing the important parts of the job, like you should consider this area, let’s go over this home inspection repost, here’s how we should craft an offer etc, even spending time explaining rent vs buy calculation and personal finance etc, plus the being able to be paid regardless of your advice, I’ve had countless clients who has just a myriad of bad ideas I’ve talked out of, but of course you don’t get paid for that in this commission structure.

Market rent from what I can see in the area is about $3,000 per month for that size place, they are currently paying $2,000 per month as my PM was advising me she doesn't increase that much.

Yes indeed mate.I probably would have fixed the rate also but "underwritten" the deal from a worst case rate scenario like I would do with SFH if financing.I'm not versed in large multifamily deals and would love to learn more.I think I could really do some "damage" in the field because I own and run a property management company and we run a tight ship that's very well optimized from an automation aspect and affiliate fee structure standpoint.So my bottom line for example buying a 50 or 100 unit would be much safer/higher due to in-house PM and "working" the margin.

Wanted to bring 3 boys to an 1050 sf 2 br place,  in violation of local codes for minimum s.f. per resident.3.  

Look at this like a regime fee on a condo.  

Potential ARV is about $900k-1.2mPotential Rents: $2000-3000 per unitConstruction cost: about $150k-200k

This strategy is very effective, especially on houses with lots of parking and houses with lots of bedrooms and bathrooms in areas near the popular locations around town.Realistically, you can get $750-900 per room that shares a bathroom, and $900-1100 per room that has a private bathroom.