I don’t love the house and I wouldn’t mind selling but it would require most of the equity as a down payment on the next place (since we would want to upgrade). 

Maybe flip to an investment in 8 years when I upgrade to a SFH.

Plus if you're upgrading the property you get rid of likely appreciated pretty well too...I don't say this to discourage you, rather level set and point out having money or access to money doesn't give you an advantage right now.

-Roof-Windows-Siding/exterior-Electrical (not really a wear-and-tear item, but a good inspection will tell you what you're working with on the home and whether it needs to be upgraded.) 

I don't want to sound threatening but I do want them to pay for me to move to a different unit and at this point why not even an upgrade because I've been paying rent for a place that I can hardly even sleep at.

I can see the carpeting needs to be replaced and the kitchen/bathroom could be upgraded but I like the idea that I won’t have to do that until the tenant moves out at a later date.

@Cody Murray, sometimes the best way to increase rents is to upgrade the property on some level. 

Bought before neighborhood was finished, small finishes such as exterior upgrades and fencing, as well as upgrades kitchen and laundry room.

Like offer to pay half for an upgraded fence or tell them they need to fix some things?

We bought a home 6 months ago in Boca, FL$950k30 year fixed around 2.9 %20% downAppraised at sale at $1.1mDid many upgrades including floor and new kitchen.