At 250k I could gross 40k on the very low side but I’d be pushing for 45k+ 

You should be able to push rents up as long as you stay at the low end of market and not lose any tenants.Good luck!

Because more buyers are pushing prices up.  

Does your location have the ability to raise rates quickly to cover this or will it take years for other landlords to drop out of the market in order to push rents higher? 

She has a valid concern.Lets say you push through and do it anyway and someone gets sick and dies.

In Madison, WI the low inventory has pushed prices up a lot all over though, so people do seem to be making decent spreads on lower end flips (getting sale prices higher than I would have thought in the current market, but that could also get a bit more even on supply/demand at some point, maybe spurred some by rising rates and lessen some of those returns).

Granted roots were an issue-but how did the leaves get in there?

I use that anger to motivate myself to push through any fear or doubt.

Is a tenant pushing back, are you headed to court and concerned it might be questioned or do you just want to be out in front of it?

When push comes to shove, they go crying to their mommy.