However, repositioning, as @Brian Burke mentioned, is unlikely to carry the day due to external circumstances surrounding this asset.  

In this case there is an HOA that takes care of external maintenance so I cant do much with curb appeal.

It’s kind of like the DSCR rule but a lot harsher.

If you’re talking with external investors and lenders then I would make sure to conform to industry or business standards.Most external groups will have templates of their own which calculate their metrics based on the underlying data.Just looking at the sample data you provided your team has enough info to move forward with an analysis.  

Do they blame external circumstances as the sole cause or do they take responsibility and communicate the lessons they learned?

Market study - an internal or external report prepared to evaluate rental rates for your project, to be utilized in your early underwriting proforma.6.

Ended up not partnering with anyone externally and just made it happen.

I have put together a 1,3, & 5 year progressive stepping stone goal list but of course as we all know there are a lot of external variables.

It happens due to external situations.

Do they have both an internal and external team?