The only real impact on investment of tornadoes is one should be aware of insurance cost. 

I'm also biased as I buy multifamilies and skew commercial so my version of appreciation is through rents going up over time impacting the NOI.  

I'm not sure how a down payment or interest rate would impact your NOI.

Your short credit history is just a fact of your situation - it's only 15% of your score calculation for FICo, 13% of Vantage, but Vantage combines length of history and mix of credit into "Depth of Credit".The impact of inquiries is not the number alone or type of inquiries but the number of inquiries over a given span of time.

In any case, in places where rent control applies like in Jersey City and Newark there are limits, and even in your building/unit is not impacted by rent control, a judge is likely to frown upon fees that deviate radically from those established by the local rent control ordinance.

You're not sure of the dramatic impact of compounding?  

The impact from inquiries on your credit will likely be minimal.

While the cost savings from the increased efficiency are very appealing from an environmental prospective, because the utilities are separately metered I'm not sure the difference would be enough to warrant increased rents.  

I want to make sure that I am using my dollars effectively and that are going to have a positive impact on the homes ARV. 

Social aspects of RE are not limited to low income tenants, far from it.Look too, for the National Association of Housing Officials and Redevelopment (NAHRO).Here are some organizations or other folks that deal in RE within their realm.Office of AgingAssisted LivingAdvocate Organizations for the blind, handicap, children, etc.City P&Z OfficesDept. of Defense, especially the Corps Of EngineersDept. of EducationDept. of Health and Human ServicesEconomic Development identifies blighted areas and funds redevelopment.HUD/USDA have social and economic skills educationHOA organizationsLook to your local United Way, they are often the gatekeepers for funding going to community service organizations and they will know non-profit housing entities that serve an area.Developers base growth from social impact studies, demographics are the social and economic movement of populations.