Will this investment impact me negatively when I sell and the house is appraised?

I'm not a lawyer so definitely double check me but this type of stuff is what forces the government to put in new regulations to protect people. 

This is not a thread to debate the government shutdown (political discussion is against the forum rules), but rather just a warning to people that I just ran into an issue.  10% of our workforce is government employees, and roughly 1% of the entire countries work force, so this is something to be aware of. 

They have been extremely low impact tenants and have been on time (actually early) with the rent since day one. 

Can I force the tenant out when I close?

We are worried that college education funds could negatively impact our ability to obtain college financial aid, particularly if i quit/lose my job/retire prior to our kids going to college.  

I've gotta pay the same amount of money to repaint those steps if he moves out 5 years from now as I do if I forced him out tomorrow.

I prefer investments that are low impact.

I also look at forced appreciation, which is one of the strongest tools in my tool belt in the value add apartment space. 

You can't force appreciation in a 3-family like you can in 5+.