The NOI doesn't matter until you get to five or more units, then increasing the income has a direct impact on the value of the property. 

Are you still happy in 10 years you did the deal...or will the stress of that situation or financial impact be too much that you never do another deal?

Also note the impact the pandemic has had on the housing market in DC.

@Nathan KurzmannKeep in mind that in order to take a distribution or loan under the CARES Act you must have been impacted by the virus in one of the enumerated ways & your current account provider must allow you to take a CARES Act distribution or loan.

Even if it won't boost the rents it could impact the selling price when and if you guys sell, plus add an amenity to a tenant to potentially reduce turnover long term.

Maximum assistance will be $3,000 per household and be paid directly to the landlord, mortgage or utility company.General eligibility requirements include being an Escambia County resident (including City of Pensacola and Town of Century), income adversely impacted by COVID-19, total household income cannot exceed 120% of area median income and only past due rent, mortgage, and utilities qualify.Escambia County says applications will be accepted starting Tuesday Sept. 1 through Monday Sept. 14 or until funds have been committed.Applications will be made online at 8 a.m.

For the first time home owner buying at the peak will have a life long impact with bankruptcy and investment lost.  

Plus, the tenants that want to become home owners are more often than not going to be more responsible than long term renters, especially when they do not want to have any issues that could impact their credit.

Internal Revenue Service, or (iii) received an Economic Impact Payment (stimulus check) pursuant to Section 2201 of the CARES Act;3) the individual is unable to pay the full rent or make a full housing payment due to substantial loss of household income, loss of compensable hours of work or wages, a lay-off, or extraordinary out-of-pocket medical expenses;4) the individual is using best efforts to make timely partial payments that are as close to the full payment as the individual’s circumstances may permit, taking into account other nondiscretionary expenses; and5) eviction would likely render the individual homeless—or force the individual to move into and live in close quarters in a new congregate or shared living setting—because the individual has no other available housing options.

Internal Revenue Service, or (iii) received an Economic Impact Payment (stimulus check) pursuant to Section 2201 of the CARES Act;3) the individual is unable to pay the full rent or make a full housing payment due to substantial loss of household income, loss of compensable hours of work or wages, a lay-off, or extraordinary out-of-pocket medical expenses;4) the individual is using best efforts to make timely partial payments that are as close to the full payment as the individual’s circumstances may permit, taking into account other nondiscretionary expenses; and5) eviction would likely render the individual homeless—or force the individual to move into and live in close quarters in a new congregate or shared living setting—because the individual has no other available housing options.