Congratulations @Brian Schamp🎉 Wishing you huge success as you roll it out!!

My guess is if they won't increase it now and they are pushing the numbers down you might just need to move to a market rate tenant at some point. 

Verify for each unit: executed lease, current rent split (tenant vs HAP), last inspection and any open HQS items, rent roll, and payment history; make delivery of missing items a closing condition.

Hey Michael - in addition to the other basics already mentioned, ask for rent rolls. 

And when 2026 rolls around and the property remains unsold my new offer is several thousand dollars lower.

This is because the financing on a multi-family unit property might need 2 years of the improved rent roll to get financing.

Working-class neighborhoods that once rented for $950 to $1,000 are now easily pushing $1,200 and up — and that’s without Section 8.The other big takeaway was stability.

When IRA time comes, I'm going to push the fact that this will help him become a millionaire by 60 (though a millionaire might be what a thousandaire is today by then!)

Through a 1031 exchange, you can push the taxes into the next property. 

Or just roll with whatever number of bedrooms the property has?