Technically 5+ units is commercial so many residential lenders won't offer financing in house..

There are some very detailed threads here about specific states.

Adrian, I would offer, Russ does have a point. 

If I can offer any thoughts or advice on the Project side of things, please don’t hesitate to reach out to me. 

More than any advice on specific strategy, I'd say buy soon and don't overthink it. 

These markets often offer better entry points and potential for appreciation.

Integrity goes a long way.You can also give a very generous closing gift, offer additional information/services post-closing, and/or offer a rebate for a portion of your commission at/near closing time. 

Given that it's almost a 50% increase from the existing rent price, you might want to set a timeline of 2 or 3 months before it taking effect so they can find alternative housing if they plan on vacating instead of staying at that price point.Another option could be to ask for the rent increase, but offer something in return.

Because Youngstown is a city on the decline, the more rural the area, the more likely it will be to hold its value and vice versa, making a good deal of the neighborhoods within the city limits too risky to invest in, but it does offer a few diamonds in the rough that are undervalued due to the overall stigma surrounding the city. 

Having a broker that knows the ins and outs of lender specific programs will save you the time and money.