The plan is to go up $50 annually until we're at market (that way it gives residents time to adjust, and time to make improvements to the park, such as cleaning, landscaping, lighting, roads, etc). 

The city is currently in the process of widening the road that runs along side the home and adding a traffic light and a subdivision is being built within a mile of the property.

He ripped out all the carpet and scrubbed the foundation with light bleach.

A light coat of grout and adhesive always cures it. 

In your numbers above, the $10K per year for taxes and insurance combined seems light for 16 units.  

Acoustical drop ceiling titles, fluorescent lighting, upgraded carpets, wood cove base molding, and glazed interior doors.

You could replace the ceiling light and switch and plug covers.

If the regional list you mentioned above is an indication of where you are looking to invest, I would recommend finding some fellow BP investors or agents in those areas who can shed some light on neighborhoods "on the rise" that may be harder to identify via google.

I personally did it myself for years, but eventually saw that light in choosing to rent in a more desirable area of SD (eliminating the commute) and buy in the less desirable areas of SD (putting money to work by creating cash flow). 

It's almost right...At my friend's house a few weeks ago, I found a light switch in the shower.