Once done the building will consists of a commercial space and 2 residential units.

Has no problem paying rent in their history and has a very consistent job that will always be in demand. 

You MUST be CONSISTENT in your efforts, for the best results.

It is YOU working a defined plan of action everyday consistently regarding personal life, religion, business, health, etc. 

Buy anything that you can get financing on that cashflows and buy them up consistently over time

I have a target market of grad/medical students, young millennial professionals  of the abundance if 5***** universities in downtown DC and they do not expect bells and whistles, just new, modern,  comfortable places consistent with $100,000 student loans that they have.

Price points are great, cap rates are hitting 8% in C class areas, cash flow is consistent and taxes aren't crazy! 

Unfortunately, due to consistently rising associated costs, it has become necessary to increase your rent.This letter is to formally inform you that starting on [Date], the monthly rent for the house you currently occupy at the above address will be raised 2.7% (below the national average of 3% and well below the [City] MSA area of 7%)from $[rent] to $[new rent].

With 1.3 months inventory it is still considered a "Seller's Market" but rents and sales prices have consistently increase for the past 5 years! 

I'd be silly not to follow the consistent advice I've heard of working on relationship building early on, but my primary goals for the next 2-4 months are just absorbing and learning.