They are all on the same sports team and have no "proof of income."

You could consider using a non-recourse loan for the remaining amount, but you'll need to be cautious about unrelated business income tax (UBIT) rules.

Then, weigh the options: sticking with the current rent ensures ongoing income but might risk tenant dissatisfaction, while offering a reduction can incentivize renewal and save on vacancy costs.

First thing you need to do is identify if you are wanting an income play or appreciation play.

Both meet the income requirement of 3x rent on their own and have excellent credit repayment histories.

Best case scenario this year between the 2 of them I break even with rental income. 

Is your goal to create the income now, or in 10 years?

@Christian Busch i’m a broker that specialize in income producing properties so I end up working with buyers sellers and tenants.

I want to use my business as the borrower to protect my debt to income ratio so DSCR seems to be the best route. 

You are charging 10% interest, which gets taxed at ordinary income so you will pay 2-5% state tax on that money as well as your income tax level.