If you are upgrading the kitchen appliances and are not able to increase rent or make the home more desirable, then it would be best to save the time and energy to focus on the next project. 

@Mat O'Grady Rentometer.com gave me an increase of 500$ per month for home similar homes in my area.

Otherwise, I just have a natural conversation with them and learn more about them. 

The metro areas give you more bang for your buck while still able to appreciate at an increasing rate.

Cincinnati local looking to increase my monthly income by purchasing buy and hold properties.

Suggest you go the electric route--less or  no maintenance costs, and when repair is needed, inexpensive compared to most gas fired boilers or furnaces.I would also have a small natural gas wall space heater installed somewhere on the main living floor (not in bedrooms) just in case of power outage and / or for supplemental heating.  

What is the nature of the LLC?

I might be able to increase rents to $225 even but that might be a big jump to put in play in the first year?

Thereafter I plan on increasing rent, but I'm adamant about making this deal work with the current tenant for the first year.

If the anchor tenant goes out of business or moves (highly unlikely I'm guessing) the value would increase a lot due to the easing of the deed restriction.