OP ask your larger local commercial real estate office for some recommendations. 

We change the order from time to time, etc but no new full set of pics UNLESS there is a design refresh, or renovation of some sort. 

How are you coming up with that much larger market rent for all those units?

My wife and I have a vacant lot in Tallahassee and we're looking to use the current equity to exchange for a larger single family investment property.

One of the larger ex-pat directed real estate investment communities here in Japan targets all-cash buyers. 

By adding an extra bedroom, and opening up the 2nd unit by restructuring some of the walls, switching around some of the rooms in the first unit to make it more inviting and give it a larger kitchen.

If they can get what they want, they'll sell - often trading up for a larger property by way of 1031 exchange. 

I think we are competitively priced, so most of out tenants have been renewing, but we plan to test higher rents in 2025  for our larger apartment buildings to account for the steep increase in insurance prices.There have been A LOT of new apartment buildings put up recently in the Cedar Rapids metro area, so depending on the class of tenant you have, maybe that could account for some of softening you are seeing? 

He can probably recommend a civil engineer that works on smaller projects like this (mine are all engineers working on larger developments not residential) and can likely take the lead on the permit process for you. 

Running a sort of mini poll:How many users purchase BiggerPockets Pro, and what are some of the features provided that help justify the monthly price point to those of you that have bought it?