$100 dollars and the loan was supposed to be paid by the government USDA but I was supposed to kick in the closing costs and a survey and a WDO report and who knows what else!

You may need to get a property survey to locate the property corners. 

One survey showed a grocery store was included on the parcel and it ended up being in a 99 year lease.

Agreed, same goes for landlords who get snarky when you ask to do a market survey. 

What many would suggest a good idea, and something that your Locksmiths would also highly recommend, is to have your property and premises surveyed by an expert.

In any event, if you go and look at the American Community Survey published by the US Census, it will very clearly break down for you who gets evicted by income range, family status, race, etc.

Licensed agents will always be held to a higher standard, especially if problems arise later with survey, encroachments, easements, liens. etc.

That's why you always have to do a "rent survey" whenever you have a renewal coming up, and especially when you have a vacancy come up.

1)   Buy cheap and replace all the major mechanicals during reno.2)  Get a survey-  Nothing like finishing a remodel to find out the master is on the neighbors lot.3)  Have a clean and straightforward lease that address's problems before they arise..  

But if your goal is tenant retention, then you are best served by first conducting a rent survey to see what your local competition is offering for units that are on the market now; there could be a desperate landlord willing to drop rent below market, and your tenant could jump at that.