My clients like to see increase in income and somewhat stable employment.Lastly, I set up the forms electronically - online forms. :)Hope I helped a little!

You do so typically by increasing incomes (rents, ...) and reducing expenses.

If that is the case then use higher criteria next time to avoid someone like that (which is not a guarantee but increases your odds).

She recently just increased the amount on her line of credit so that if she sees a good house to downsize, we can move.

I’ve watched the value of my first purchase increase by 20% (some say it’s more than that) and it got me thinking - can I do something similar again?

It really could go either way - and it depends on the neighborhood you're in and if your pencil on the property requires immediate rent increases.

I feel confident that this property would require 20-30k in rehab costs, but is would increase the ARV to around 120k or more.

New layouts, moving walls or god forbid an addition...you’ll tear your hair out with SF’s nutty city approvals, and your neighbors will be all in your business if you’re increasing the size of the home. 

But others won't be able to afford the rent increase and will either have to find a cheaper and lower quality place, or stay and fall behind and have to be evicted; others will,leave because they are angered. 

I always try to pay for what’s in front of me and try to not speculate on rent increase etc. if I do manage to increase rents or pass expenses off to the tenants than that extra money is gravy.