I’ve spent the past 7-8 years in politics - as a campaign manager, operative, and consultant.

But when your property still isn't worth 50k when your done, you spent a great deal of money and tried real hard to be underwater.People steer clear because of that fact, and the typical type of tenants you would get in the area.

So, yes I may eat some $$ by turnover, but in the long run it's $$ well spent in my mindBe cool and respectful and I'll "listen" to your perspective and see what we can work out and it really becomes about the $$ lost on turnover vs no rent increaseI got the impression from the OP, that the tenant was less than friendly and respectful about the small increase....not a good sign of how they are going to behave in the future

We have spent 10's of thousands of dollars crafting and tweaking all of our agreements with our atty over the years and continue to do so to this day. 

I’ve spent 5K plus on a mailings before without a deal.  

I also spent a good portion of my childhood in Guilderland and Waterford so I am somewhat familiar with the Capital District.For the past month we have been in touch with a few realtors and have spent a number of hours on the MLS analyzing properties, however, the realtors we have spoke with do not have much experience working with investors.  

Talk to your accountant.Make sure you understand what your tax liability actually is if you don't do an exchange.The way I understand it, all the money has to be spent on the replacement property within the 180 days. 

Say you spent $300k buying this property, and the 3 units are roughly the same.

We could then determine your ROI on the capital spent.

After land value and construction, appraised for about $400k more than we spent (lot of sweat equity went in).