Figure out what your exit strategy is first, and then make sure it fits for your partner to cash out and move on. 

This is a crucial step for me, as it will determine the success of my investment and allow me to move forward with future projects. any thoughts on how to improve property value?

Both moved in back in 1970s, so they are probably in their 70s of age now...Now, I understand that these tenants are "untouchable" in San Francisco, and your only hope is to wait until their pass (sorry to say that)..

When you move to another city rent out your primary residence.

Once I hit 2 years, I buy another home I can move into and add value.

@Vanessa Switzler Congratulations on your move to a new market.  

We would NOT need to order a 1007 market rent report if we had either:1st months rent and security deposit2 months of rent deposits (canceled checks)If it’s a departing residence we could only use rental income to offset monthly payment (we couldn’t use extra income if 75% of the lease was 3,000 and mortgage was only $2,500 I couldn’t give $500 of income to boost DTI unless he has moved out of the home for some time and we have 1 year of history of being a landlord (which it sounds like we do, just not sure if he’s just moving out of this home).

He's in the same boat and make the same moves.

(moved here in 2019)

One side moved out and the unit has been vacant for 6 months.