I’d probably opt for not a peninsula, instead go for small round table for eat in kitchen.

I could get away with a few thousand dollars in rehab, but I plan on rehabbing one of the units immediately while it’s vacant.

Real Estate is awesome, but a good investor is a well rounded one. 

@Mary Jay I Google "roth ira income limits" and then the tax year you'll get to something like this from the IRS or nerd wallet or wherever https://www.irs.gov/retirement-plans/plan-participant-employee/amount-of-roth-ira-contributions-that-you-can-make-for-2020I don't know what the penalty is because it is so easy to avoid, it's like looking at a speed limit sign, if you don't go over the limit on the sign you never get the joy of learning how much a speeding ticket costs. 

So basically tenant can violate the lease and get away with it

I go to the building every 3 months to empty quarters, although I could probably get away with every 5 or 6 months. 

They: help you open a series of unsecured business credit lines and cards, negotiate the limits higher for you, find 0% introductory interest deals for you, scrub your credit in between rounds of fundraising, and show you how to buy real estate with business credit cards without paying a cash advance fee.Interested in learning more?

Unless you already have a stream of passive income to fund your lifestyle, I don't think starting real estate investing with $13K and a 688 FICO score is going to be a ticket to financial freedom (although I'm sure it has been done). 

Based on the NOI of the property, and the fact that a lot of the big-ticket items have been taken care of (roof, furnace/AC), I think we'll be able to get $700,000 for this property if we sell.

The cost of vacancy from raised rents that tenants cannot afford likely exceeds the costs of missed opportunity from not raising rents this round.