I gestured, and said come on let me improve your day a little bit and get you some coffee, and maybe something a little sweet to raise your blood sugar to help you will feel better.

Are you looking to make improvements or buy as-is?

Once I became more financially secure I stopped investing for cash flow, only started buying good buildings in good areas and my life significantly improved.  

My father is in the home improvement bussiness, we just had a hail storm pass through that damaged peoples roofs.

I would sell the properties.4 rental properties over 3 years won't make you much money.Maybe 100 per door per month in cash flow and a matching amount in appreciation.That is $9,600 over a 3 year period assuming you have SFH's.You are improving your ability to make more money in a better position hopefully when you complete your master's degree.You will make that $9,600 working 2 weeks.The sale of the home will hopefully allow you and your wife be stress free for those 3 years helping you make a higher hourly rate.

You can outline the reasons for the adjustment, such as market rates or property improvements, and emphasize your willingness to work with them during the transition.Regarding the tenant you plan to ask to vacate, approaching this conversation tactfully is crucial.

You specifically told us - in writing - that you would pay for these improvements yourself.

Rates have improved for these loan products as well.

If you have the go-ahead from the county, I would get at least 3 bids from contractors to see if installing a shower is possible, making entrances easier, and generally improving the basement to be more complete overall.

MLS has a ton of stats that they share with you and that you can compile yourself i.e. sold data, new listing data, buyer demand/DOM, historical data, etc.2. improve sales skills.