I have slowly worked on improving management to increase cash flow from $0 to ~$800/month currently.

haha focus on improving the overall stay in things that matter most for your rental, but yes, have enough TP for gods sake...or put in a bidet! 

This allows you to put down less upfront, freeing up cash flow to improve the property.

To improve DSCR there is 2 simple functions, either MORE in rents, or LESS in loan. 

The industry as a whole benefits when sponsors do a better job and I'm always seeking improvement. 

If the modest rate improvement you believe you can obtain having the real estate titled to your name makes the property financially work, its probably not a property you should buy.

This is not bad but it will definitely take away from my budget to improve the interior of one unit that will be vacant this month in addition to installing a mini split system in each unit and possibly getting a new walkway and fence. 

My site is improving in rank but their service is what blew me away.

Ok, so does one comp for what houses have sold for recently or for what the improving real estate market will pay?

Calculate the After Repair Value (ARV), or the expected market value following repairs, and estimate the expenditures associated with those improvements.