The owners became friends with the tenants and do not feel comfortable raising rents on their friends. 

I’m trying to get a feel for how much more income it would generate compared to LTR or MTR.4.

I look at foreclosures.comOut of the 3 stages I am definitely not ready for an auctionpreclosure / short sales:- I need to research how to take over a deed / title- need to prepare how to do door knocking (I have a sales background and feel confident in dealing with an emotional conversation about someone’s home) - there IS a window of like 4 weeks that I need to prepare for (have my finances in order) to then bid before it goes to auction?

@Jesse Streng Great that you want to invest in the Detroit area but I encourage you to come to the city and spend a weekend here to get a feel for the market.

Feel free to browse my old cringe posts as proof lol.

Feel free to DM me if you need a few referrals. 

Feel free to ask anything, anytime.Cheers!

Feel free to contact me if you would like more info.

Maybe  $25. tenants like the convience and they also feel like they are getting a deal.  

They may also feel obligated after this gesture to try and make rent on time even going through a hard time.