If you can live with yourself if that happens, great, start lower...it's almost always easier to raise your offer later than it will be to lower it (although there are ways to tie it up quickly with a high offer and then renegotiate the price during the due diligence phase, although that's an entirely different thread...)If you absolutely "must have" this property don't mess around with a super lowball offer and go with something higher.

Wholesale, pick up extra shifts, work on the side, make some money as a side hustle to raise some cash. 

Or some external factor out of your control like a huge company moving in closeby could raise property values and rents, or an oil spill could really screw things up. 

You've either raised rents by rehabbing the property or putting rents to market rent, or, you've cut down expenses somehow. 

Have you raised the rent or did any upgrades to the property.

If you think that you will raise rents on a long term tenant, wrong.

Potential to raise rent or otherwise increase revenue? 

That's awful, you can always add improvements to raise rents, but if property taxes are killing everyone it seems hopeless to try to cash flow.

I should have raised her rent a little each year to begin offsetting some of my losses.

Also in raising the capital and presenting this to some investors should I be focused on presenting the ROI only or are there other metrics I should use as well?