The best tip I can give you is to have it be very clear who does what, and accept their choices and respect the boundaries.   

Summary: 3 choices:(A) leave as is, slowly increase rents to market levels (while saving for boiler explosion)(B) overhaul electric, maintain rents(C) best of A&B, keeping the boiler system in service and paying for some heat usageThoughts?

With a LOC like that, the Brrrr strategy could be an excellent choice for you.  10 years of one 4 plex per year will be 40 units. 

She will be a bad choice as a tenant.Be thankful she asked so you can reject her application.

If doing so prior to "re-fi" would open up better financing options it seems to be the best choice as we plan to rinse and repeat of coarse.The 1.2 Debt service ratio is the same as DCR ?

I believe you made the right choice by giving them back atleast something so they wouldn't feel too bad. when it comes to newly mothers having premature labor, they can tie it to the chemicals from the pest control, unless you are using eco friendly 100% natural product, either way it can fall back on you.

In Independence Missouri you have no choice, all rentals must be inspected with or without your consent or that of the tenant - or according to Independence city council evict the tenant if they will not let the government mandated inspector in the home - although you also actually have to hire the mandated inspector and pay them too in Independence.

You have 3 choices, get one you like, one that works, and one that's off market.Now the money part.... go small.

That is a personal choice based on your appetite for risk. 

Do not replace carpet with carpet unless you have no choice.... in the long run, it will cost you more $$ since it will need to be fully replaced every 5-7 years on average and sometimes more often...and require professional cleaning periodically etc etc....LVP is my recommendation..... decent stuff is $3-4/sq ft (you can go cheaper) and will last much longer and hold up better