I realize there are many levels to tracking and what is considered income (eg. capital gain, payments that are both principal and interest and is interest really only considered income where the principal is the capital investment).

Without knowing your income level, your tax history, your real estate portfolio, it would be impossible to help you here. 

Do they rise to the level of the tenant being able to withhold rent? 

think we should just jack the rent to the current market levels which would be $300 to 400 higher than what they are currently paying, but I feel terribly guilty doing so since the tenants seem like good people without a ton of money and I don't want to turn their lives upside down. 

In addition to taking action, continue (or start) listening to the BP Podcast or the BP Rookie podcast to keep the excitement levels up.

Each level has 2 bedrooms and 1 bath with new Stainless frig and gas stove down and new white frig and gas stove up.

Each level has 2 bedrooms and 1 bath with new Stainless appliances.

Each level has 2 bedrooms and 1 bath with new Stainless frig and gas stove down and new white frig and gas stove up.

Hey,So the deeper I am diving into this I am finding people using the tactic of negotiating with a private lender and getting them to pay for the property then eventually refinancing the property through a 30 yr conventional loan on it.

Depending on the level of updates will cost 5-15k.