Therefore increasing your costs. 

Increase the rent by $100/month for dogs.

Quite often, wholesaler A sends me a property and a few days later, wholesaler B sends me the same property but with a slightly increased price (including his fee).

Then start doing flips, buying notes, tax liens, and more to help increase your capital while the rentals provide a foundation to rely on in case a fix and flip goes bad.By the way if you plan on managing the property yourself, try using a service like cozy.co or something similar.  

Fifteen year lease with annual rent increases and lease backed by corporate.

The building is going to attract the tenant and if that tenant doesn't allow for systems to be in place and steady passive cash flow, then you might want to pass on this deal. 

If you are trying to do both cash flow and appreciation then you may want to sell it in the next 5-10 years and realize your increase in value and this would be more difficult in a "run down" property and it may not appreciate as much anyway.Another thing to keep in mind is that a more "run down" property will attract a less quality tenant which can create more stress and worry.

That doesn't even make sense.People are naturally attracted to whatever makes money. 

Although I do plan to sell within the next 3 years (military orders) I want to make sure I didn't make a terrible mistake by lowering my payments now just to save a few hundred dollars but increasing my total loan.

This attracts a lot of out of state investors who think that the low barrier to entry and high tenant pool equates to high cash flow at double digit rates as it would appear on paper.