LTR investing advice on low market rents in NEPA

[Jimmy Alexander]

Hey Biggerpockets family!

So I'm looking for some advice from investors. Im currently actively looking for LTRs in NEPA and I keep coming across the same setback that is making me second guess potential investments. Im finding multifamily properties that would cashflow great at fair market rents but the current rents from inherited tenants are very low. What's you're opinion on inheriting tenants with low rents? is there a sweet spot in raising rents to prevent tenants from not paying so I can avoid an eviction if possible? And do you think its worth it to purchase a LTR that produces a low ROI with the low rents for the potential of raising them to fair market rents to make the investment worth it. I do believe a lower rent for a good long-term tenant is worth it but not if the house barely produces cashflow. Here's my breakdown of the current prop im looking at:

Listing price: $130k

unit 1: 3BR/2bath 1329sqft $700monthly rent

unit 2: 2BR/2bath 1329sqft $700monthly rent

2 car garage used by both tenants

expenses: 239/month taxes, 200/month water bill, 100/month insurance + umbrella policy, 50/month garbage, 5%/5%/5% for repairs vacancy and capX

With the current rents of these long term tenants it makes $132/month cashflow with a 4.34%CoCROI. Obviously not a good investment when looking at these numbers

But with fair market rents of $950 and $900 for these units it would cashflow $518/month with a 16.58%CoCROI

this is the situation I've been seeing with almost every on market deal in the area so far, so my question is: is it worth it to try to raise these rents over time to make it a good deal? should I be looking for vacant units to update and rent at fair market values? should I try using some techniques to get these tenants out and avoid and eviction like cash for keys?

Any advice or guidance will be greatly appreciated! If investor would like to talk and network feel free to send me a message for my contact info.