Even when they do pay lower income people tend to treat rentals poorly and you have higher turnover costs, re-painting, flooring, etc. 

If it were me, I would proceed with some gradual increases, and maybe pair that with some niceties - i.e. address some maintenance the previous landlord was deferring, a fresh repaint of a room or two, etc.

Perhaps a compromise would be to splint the cost of repainting.  

I'm redoing the counter tops with something more updated (some type of granite) and repainting the cabinets white and adding new pulls since they're in good shape.

Not sure your white painted countertop will hold up but repainting is easy and should it be an issue it would be an easy fix.  

If we have to repaint, my painter can go in there with a sprayer or roller and repaint the whole thing in a day.  

I did extensive plastering of cracks, etc, repainting, sanding wood floors, new bedroom laminate floors, and new bathroom.  

You are a contractor .Well I have some news for you , I have to hire a painter to re paint , a lawn service to mow , and a handyman to replace the screens , and thats just what I see .  

I am overlapping my contractor repainting the place with the open house to shorten the vacancy time.  

Be prepared for total repaint and professional carpet cleaning to remove smoke smell.