If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

In my market the jump from a 2 to 3 is a big one, 3 to 4 not so much.

I did not raise the rent last year however we did think about putting the house on the market because there are not many houses on the market for sale and house prices in this area are significantly increased.

@Conrado BalicustoWe utilize RentecDirect.com as a tenant facing portal to collect our rent, deposit it to our bank account, market our properties, screen our tenants, handle our accounting and more.  

Provided your Sub2 purchase closing is done complete with all the necessary paperwork (e.g. limited power-of-attorney between the sellers and you), refinancing should be no different than a normal refinance.Sub2 can be heaven or hell, depending on the quality of your closing paperwork.

Currently, based on a market evaluations, I have about 50k equity in the property.

I would connect with some local investor-friendly agents in your market.

Both properties owned free and clear by our mother but my brother has the power of attorney.

If you don't have water, sewer, and power at the property already, it will substantially limit how many units you could feasibility build even if 100% of the land was otherwise usable.

This allows DSCR loans to be more adaptable to the market as real estate investing strategies change, including the BRRRR method.