Code enforcement is now telling me I only have a 3 unit property, so I have to kick my tenant out of the newly upgraded unit.  

There is no other way than to go through the motions, start with low class properties, learn as you go and upgrade along the way.

After a few candid conversations, they realized they could negotiate slightly higher rents by offering small improvments..things like better loading dock access or upgrading the security features..turning a so-so cash flow into something much healthier.When you break down your family friend’s situation, it might help to consider these angles:Selling and redeploying capitla could open up opportunities in markets where cash flow is a bit juicier.

A property inspection or review of recent upgrades/repairs is crucial.Private Lender Terms: What terms is the private lender offering (interest rate, duration, fees)?

We focus on CapEX before beauty. as a realtor we understand selling or renting homes you have to make the home function, Roofing, windows, electrical and plumbing. after we address these we focused on beautify making sure the upgrades match the area and is forward thinking with color scheme, flooring, and flow.

It has a free version and in the event you'd like to upgrade once you obtain more properties, the monthly cost is extremely reasonable. 

After tackling affordable upgrades like kitchen makeovers and adding an ADU, they focused on medium-term rentals for traveling nurses.

Even in the off-season - you can optimize visibility by setting competitive pricing, using high-quality photos, and enabling Instant Book with flexible policies.For older listings, try adjusting prices with dynamic tools, highlighting upgrades, and regularly updating your title, photos, or descriptions to stay fresh in search results.These tweaks can make a big difference!

If you have an exterior that needs some upgrades, get to it and polish it up.

The only reason I can see to wait is you have some upgrades to do for a higher rent.