The city is very pro tenant and has implemented some policies that are a bit crazy in my opinion.

I suggest implementing a "Happiness Guarantee" clause, which would allow tenants to terminate their lease if they are not satisfied with their living situation.

We immediately replaced the entire roof with money we received cash-back at closing, rehabbed all of the common areas (lobby, hallways, cafeteria, entrance), rehabbed the 3 vacant units, addressed the landscaping, resurfaced and lined the parking lot, implemented third party management (Vic Green Realty), and added a $25/m utility bill-back.

Management is by-far the most tedious and difficult-to-implement of the remote flipping processes. 

What is a good programmable thermostat that can't be tampered with? 

Then following it no matter what- no favors, no anything besides following the lease for the sake of your friendship & learning good business practices.2) Sign-up with a free service like Apartments.com that implements the lease. 

Then immediately implement what you have learned and begin to consistently analyze deals in your market. 

However, the trends we've been seeing lately and especially going into 2023 have been leaning much more in favor of the tenant side, so the current regime/sentiment does seem to be starting to implement things favoring tenants more. 

For example, I used to read many articles on Mens Health/Fitness online as well as through their magazines and I have learned and implemented their many suggestions on what to eat, variations on known workouts and correcting my form.

So, if you implement a similar strategy, you'd actually end up $200 ahead.