Any time rent is going to increase more than 15-20%, I recommend you move that tenant out, spruce the place up, and rent it at market rate to a tenant of your choosing.

This has put a cut on our cashflow and we have had some major expenses, like a new roof,  water heater, bathroom remodel, and kitchen remodel all done at the 3 bed house.

Turn Key can mean a lot of things to different people, I've seen "turn-key" with what appears to be the original, 50's era kitchen and bath.

To comply with local standards and protect tenants' privacy, make sure the flats have separate entrances, kitchens, and utilities.

I had a homeless family destroy my kitchen and it was an absolute bear to get the Department of Homeless Services to help.

I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio. 

I am in Honolulu this week and looked at a foreclosure condo in the towner next to me and HOA is 1300 and the building is working fine..  2 bd 2 ba 1k sq ft nice kitchen and bath just needs carpet and paint opening bid 1.3  persona losing it only had a 750k mortgage the rest is unpaid payments taxs' insurance and HOAs must have lived there 5 years or so making zero payments to anyone.

Home passes 4pt but has a few feet of drywall removed in several rooms and the lower kitchen cabinets removed.

Make sure to do an in depth analysis  for past 5 years of the neighborhood as to how many appreciated and do a comp with the one you are trying to buyHave a strategy to do Value add example kitchen remodeling , have  good references for contractorsAttend a  REI meetup in that area and also scour Facebook groupsHave an exit strategy in place in case things go slightly south

Like painting the old kitchen cabinets vs replacing them, or providing them with a small refrigerator instead of a decent standard size one.