I'm concerned that my equity will only be my down payment and to make my numbers I will need to increase the rents in the next 12 months. 

Net migration is due to increase in the next couple of years and tougher mortgage rules have forced potential first-time buyers to stay in the rental market.

Are there any indicators that suggest population will increase, decrease or stay about the same? 

They are more likely to get opened and, in turn, increase your response.

These have increased our value by 75% through forced appreciation and buying it right.

These simple things along with the increase in the market helped us to sell at $188,000 in 2017. 

And the answer always seem to involve increasing our monthly expenses, or decrease our amenities....  

Do you think it is worth renting out a unit if it has been a primary residence and will increase in value for sale in the long run? 

Louis for 10 years, and I went to Wash U, so although I don't have specific advice for a realtor, if your son will be going to Wash U and if you would find it helpful to hear about the neighborhoods that are most popular with students (undergrads and grad students), I'd be very happy to chat more. 

But increasingly are interested in small multi family or commercial properties were we can bring a value add component to the table.Our biggest criteria is does the property break even or have a decent return if we do nothing, and then are there other exists?