However, like you I'm looking for low hanging fruit (easy improvements) to set myself apart from other units.

Anything the HOA can do in terms capital improvements to lower the rate?

TenantCloud is making improvements all the time, but two things have kept me around.

Why invest in something that has risk and requires work unless you can envision a path for it to improve your life?  

Spend one year in that house improving as you are able (new paint and landscaping at the very least).

Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

We updated key areas like the kitchen and bathrooms, improved the property's curb appeal, and addressed any necessary repairs to ensure the home was move-in ready.

We identified key areas for improvement and implemented targeted upgrades that enhanced the property's appeal.

Rehab to improve rent another story.

Research your competition to see what amenities they offer and look for opportunities to add or improve upon these features to make your listing more attractive.