No evictions on tenants placed by him in 8 properties over 5 years.Downsides: turns are more expensive than Id like although he has been able to increase the average tenant stays and that has helped. 

All things equal if lean towards the grandma, probably more stable and there’s a better chance she won’t leave for a while.

Also you can take a second job to increase those 2k savings, or grow inside the job you already have.

To increase value focus on Kitchens and baths.

I do not see how you will ever get a rent increase pay back in any reasonable amount of time doing any more than that on the outside.

Smaller banks are usually better, because you get a chance to build a relationship with them and that will go far.

Also if you know what it take to repair something then when you own a hundred doors you stand a better chance of not getting ripped off if you choose to pay someone to make the repair.  

I would take my chances and the belief that the IRS has bigger fish to fry.

There's some great advice from @Adam Anderson above- if there's a chance, it's with a local bank who will let you make a case for yourself.

Do people find it harder to BRRR with multi-plexes than SFR due to lack of comparable sales proving the increased value after renovation?