We need to increase the availability of affordable housing targeted to those most in need — but this initiative is the wrong approach that will only make the problem worse.” - California NAACP President Alice Huffman

I've read that a Starbucks will increase the value of your property quite a bit, followed by Dunkin' Donuts.

I do want to slowly increase my passive holdings, but finding flips is taking all my time at the moment. 

And on the other side I definitely think there are valid concerns around the impacts that an increasingly in demand market can create for those unprepared to compete with the demand.

Without an asset management fee in place (and corresponding language in the operating/company agreement) there is no incentive for another person or entity to take the reigns and see the project through.Another important consideration is the probability that revenue does not meet and exceed the preferred return, in which case the issuer/manager would not receive a cash flow - this can lead to reduced effort and mismanagement of the assets. 

I would just start with small annual rent increases unless you are prepared to spend money on doing a Reno to get up to current market rates.

Building our own house increased our net worth rapidly and has allowed us to begin making investments in real estate.

You might want to say I'm extending a new lease for one year with no increase in rent, but you have to start paying your own utilities.

We maxed out at $1.5mil in debt and have slowly worked it down to $1.1mil over the last 4 years by using all the rental income to pay off debt and increase cash flow. 

Laminate floors, new kitchen cabinets and counters, and updated bathrooms will probably give you the most increased rent but can also be more expensive than you are willing to pay.