Did you increase the property tax basis to the new acquisition value?

They are charging me a rent increase, month to month fees, and several other fees.

You need to be able to prove you're an expert on property condition, rental rates, ESAs, Service Animals, Landlord/Tenant legislation, etc. 

This will result in either an increase in net income or a reduction in net loss by $136,869 on the 2023 income tax return.

Good for you - exciting path for increased cash flow!

With $50k in a CHEAP market that is still possible although increasingly difficult, but with successful BRRRRS, each iteration could see a modest boost in capital along with cash-flow going towards future purchases.

you need to know what condition all of the big ticket items are in. 

If you feel strongly about her potential as a good tenant, why not offer her lower rent and slowly increase it as her situation improves.

I've financed foreclosures before it just has to be in worthy condition for traditional financing.

However, rents keep increasing and, assuming you get fixed rate loan, your p&i is fixed.