@Caleb Heimsoth It must be a popular question, I should have read through the posts more to find what I was looking for. 

Over the past 8 years we have seen more and more students say due the increasing number of jobs.

You will have increasing rents, property appreciation, tax write offs. ect.

Any suggestions on how to increase the chances of getting financing?

BUT it does have a large attic (1800 sq ft) above the property that was an old dance hall in the early 1900's, unfortunately the township won't allow it to be turned into a fourth unit, according to the sellers.So I'm reaching out to BP to see if any one has any ideas to help increase the NOI.I've thought about turning it into laundry but 2/3 units already have laundry, another idea is for storage but there is already a large garage on property that some of the tenants use.Anyway thanks for any input in advance!

Don’t wanna do a rent increase incorrectly, or worse make misteps with late payments or problem tenants. 

If I put some upgrades into the house during my two years occupying it, I could increase both the equity and rental value.

I see that in the calculations you didn't plan for an increase in rent after the reno.

As an exercise, I would be curious to see what other MSAs and counties have seen increases or decreases, along with their tier designation.

@Emilio Garibaldi JrI would talk to her and give her some options :1 - She can continue with the property maintenance as agreed upon 2- You can call a mowing service for her and she can pay for it 3 - You can pay for the maintenance and increase her rentLet her pick what works best for her but either way your lawn needs to be done .