That being said, I'm not a fan of holding property in anything sub B quality. 

Make cosmetic updates if needed, offer free months rent on a longer lease, make sure your units have qualities like laundry and AC. 

Simple touches like fresh paint, landscaping, and clean walkways can make a big difference.Highlight Key Features: During the appraisal, point out any high-quality materials or unique features you've added.

When you say "we," are you speaking about your business or your personal tax returns, or does your business flow into your personal returns because you file as a sole proprietor?  

You want the highest quality tenant as possible & those two intangibles we find makes a difference. 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

Speak with a lender now to understand your options and start building a plan.

The license doesn't cost more, the service and quality does.And a note on that cost, in my experience hiring contractors, only a small percentage of the cost savings was due to finding the right guy who is willing to work for less.

I am not a fan of concessions as I believe that it will attract lower quality, shorter term tenants.

Also North Providence is a great area, so you should have no problem finding quality tenants.