@Quintin Smith this is a question that I battle with myself whether to get an investment home or  home to live in.

I expect the same outcome that has always happened at every iteration, the corrupt and elite class will find considerable gains, the lower class will seemingly reap rewards and it will only cost their complete surrender unto the enslavement existence, and the middle class will be slaughtered and battle on.

I want to bite the bullet and just jack up the rent but I battle with the ethics dilemma since it’s a family of 4.

That is going to be a huge uphill battle. 

Anything that contractually ties your gift to the sale will smell fishy to the bank.Here are a couple of ideas that may help.   

Multiple plumbers said they don't see, hear, or smell a leak.

Agents can smell a new investor from a mile away, regardless if you have a preapproval letter or not.

Differences in sights, smells, sounds?  

Get rid of the smell once they move out :)

If it’s a front loading washer the mold/mildew smells always occur.