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Will need the city to play ball in allowing to retain the zoning provision with new tenancy, ie autobody, garage service, auto/equipment dealers, light industrial, etc. 

IF you need to have immediate cash flow, then do incremental increases at like 5-10% and the higher the rent raise the more willing to make improvements that will be desired(new carpet, wood floors, new tile, new appliance,etc)IMHO, the ethical landlord/investor attitude in that situation should be to add value  to bring the asset to current market condition and pricing but also try and retain the tenants with some sort of win/win new lease that's a more realistic discount or with enough value added that the current tenants would be willing to pay FMV and still feel like they are getting a good deal.Good luck!

Keep in mind this is a 50k  dollar case no one is going to a Jury trial over 50k if the borrower cant pay her back i doubt he has the money for a retainer to pursue her.. thats the reality of litigation.. 

And since you're in a growth market, the value will be retained.  

big difference when you have attornies will set fees that close deals and when you have to engage them to negotiate contracts I Mean out our way this would be 2500 dollar retainer right off the bat.  

The borrower and Mortgagee should both retain copies for their own interests.

Better believe I am going to keep very good maintenance to retain this older couple!

Im nervous to knock on the door, but I do feel it would be more personal and a cash deal would help them avoid foreclosure and hopefully retain some credit etc.

So I have also contacted a lawyer (also per Ned's recommendation) and will probably send back his retainer on Monday, after my Brother's review.