What are the best sources of upside in a value add MF property?

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Hi.. I'm currently evaluating value add MF deals in Texas

based on what I can glean from my limited experience, sources of upside include:

1. class c property with below market rents - potential to upgrade units and improve efficiencies to get to market rents

2.  Bill back utilities, pest control, water etc.

3.  background checks, credit checks on lease renewals if not done by previous owner to reduce economic loss.

Would you agree or are there any others you would add?