Im looking at properties to buy, and saw a tenant in a 4-unit property I like paid $1,000 in late fees.    

Personally, I'd like to see the numbers of these so-called "unfair evictions" where the landlord doesn't renew the lease.

Although I don't personally like the trends, they were supported the City of BBL's October Compliance & Occupancy Data, which provided the following:1 - The occupancy rate for October was 38%, which compares to 55% prior year; 2 - Average nightly revenue dropped by 36% on a year-over-year basis; and3 - Demand decreased by 22% on a year-over-year basis, while SUPPLY ALSO INCREASED by 13%!

Another reason I don't like the plan is that focusing on cashflow ignores the fact that you are getting a terrible return on your equity. 

A successful tip from billionaire business moguls and likes of Alex Hormozi.

I am finding it a bit challenging to keep track of all the URLs like HOA, Electric, Gas, Solar, Taxes, etc. in one place. 

This leaves some increase on the table, but also makes it more likely that tenants won't leave over the rent increase. 

The 1031 can defer capital gains taxes, but it’s crucial to identify a like-kind property and complete the exchange within the IRS timelines.

I have about $180k in equity in one of my investment properties and I have a nice amount of cash on hand and I have an idea that I would like your thoughts on.  

It sounds like you have a very "homeowner" minded agent.