Most people get a yearly raise.

If the money is coming from the government (We the People), it won't raise the prices of houses because that expenditure is not coming from the builder, lender, or selling agent. 

It should also contain the procedure for requesting maintenance, paying rent, rent due dates and late fees, and if you plan to raise the rent soon, may as well give notice of that too.

What are the must knows for raising capital for private money or hard money lending?

It seems this turn key provider is quite the peddler with an excuse for every concern you raise which would give me additional pause.

The current owner’s strategy has been longevity with good tenants vs. raising the rent to keep pace with market pricing. 

I’m sure some of you have faced similar challenges.Aside from raising rent (which can be tricky depending on the market), what other strategies have you implemented to get back to positive cash flow?

To that end I am raising capital to start BRRRR type investing in multifamily homes.

Rural counties near by raised their section 8 rental rates.

Contact the local Assessor's Office to find out how much.You state this is a "college town property", but the rents don't reflect that.The low rents typically are reflective of long-term tenants that the current owner hasn't raised rents in awhile.