From my understanding, we need to give 60 day notice for a rent increase but only 30 day notice of lease cancellation for a month to month in Missouri.

There is one new multifamily complex (The Nolen) that I know of that is still in lease-up, but I'm wondering if anyone has any insights or opinions on what they think the local area is like: are people moving in to downtown Clearwater area, companies moving in or out/number of jobs increasing or decreasing, etc.Any insight would be tremendously helpful.Ben

But if you want to rehab to increase rent then give him 30 day notice to vacate and proceed.

It's likely to cost you much more than a standard eviction and will "reward" the tenant for their bad behavior.This is an example of how hiring an amateur can be far, far more expensive than hiring a professional.

So, yes, I am increasingly leaning toward HML given the ability to finance the whole deal including the repairs. 

@Tanner Micheli, wherever you try to BRRRR, the numbers would still require you to (all-in) bring it up to ARV standard for no more than the percentage of ARV that your Lender (using their appraisal) will lend you.

I am looking for a few creative strategies for using the rental to purchase several other  properties , so I am considering selling it and paying off the mortgage and starting again,  or refinancing it and using the equity for buying other properties,  but this would increase the amount owed on two mortgages.  

I think it's fair to say that conventional loans are always cheaper in the long run but on the flip side if you can save 5-10% down payment you could buy more properties and increase your cash flow quicker. 

It'd make more sense to just take the straight line depreciation in this case.With the value increase selling is probably the best way to go if they need the money.

I have a standard CPA, but I would like to work with a knowledgeable Real Estate, investor type, CPA.