Remember that most good tenants give notice at the end of the month, so if you post something for rent on the 25th to get someone in in less than a week, chances are you will appeal to the exact type of tenant you want to avoid.Determine if your place needs any work, leave time to do that and try to post it for rent in the first 10 days of the month.

I'd start with an appeal to the city for a Grand-father clause. 

Check out  oculisdome.com for a visual overview and to share your thoughts on potential solutions for financing the next phase.

Don't hesitate to schedule a time below if this appeals so that we can chat and discuss creative financing options.https://calendly.com/tycouttsBest,Ty Coutts

Replacing the 45-year-old cabinets with new ones will significantly enhance the kitchen's appeal, making the property more attractive to potential tenants.

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

While the cost of entry is low and appealing, if the goal is to put your money to work my suggestion is to invest closer to where there are more jobs, so for the sake of your A-C, you should look closer to Columbus and/or Lexington.  

We are looking to learn from seasoned or new investors in this arena for real estate investment has been appealing to us forever.

What would be the one key thing to appeal to a potential partner?

Curb appeal is vanilla for the area, no problem there.