If it does, I will renew the lease with a rent increase (which raises property value) and take out a larger percentage of the value next time during the refinance (with better terms).

My lease tells the tenant to expect a 3% at renewal which is easy to manage and keeps me close to cost of living increases.

I also ask the students in early February if they will be renewing the lease which gives me several months to find a new group. 

In one of my rentals, the Condo Property Management implemented new leasing procedures requiring a lease to be renewed every year, updating Owner/Tenant info and signing a rent payment assignment, as well as Tenants ID or Drivers Licence, Credit info and background check results.

Keeping that in mind, I am considering increasing rents on my two single family rentals in the Omaha city limits by $15 a month once the leases come up for renewal to cover the cost.

There are other fees assessed based on turnover, for example lease renewals have a fee ($150), marketing and lease starts have a separate fee.

I signed a commercial lease for one year, auto renewal after one year, but could leave lease with notice after each year is complete.

If the units are rented, you will need to wait for the lease to come up for renewal. 

Once leveraged fully, since I usually do 2-3 year variable rate mortgages with automatically readvancing revolving (heloc) portions I simply renew the mortgage to the full balance.

I was a real estate broker in NC from 2002-2008 then moved to NY in 2008 (no reciprocity so I didn't renew license) and settled down with a W-2 job.