If i were to purchase a 6 unit apartment for $280K, which fully occupied is roughly $5,050 a month.

High risk areas.  3.

There's obviously opportunity here to build this out and turn it into a basement apartment, which I think would cash flow because of course there's no mortgage. 

Don't put a high list price based on what you want, needs to be based on solds

The rates are high right now but these loans are limited based on cashflow so you cant take a loan that costs more than you're receiving in rental income.

Also showing almost a 20% CoC return, which in my research I've found to be a highly ideal number for investors.Is there something I could improve on with this report or fix?

There was a news reporter at the sale and they interviewed the high bidder, who admitted that they had not seen the property, but were certain that they would be building their family home there. 

I agree with the other posters...25% down seems a bit high.

This is a self directed RRSP or TFSA account that allows you to lend your money out to people with the backing of their mortgage for a high interest rate. 1st, 2nd, 3rd mortgages, down payments, refinances, flipping or renovation money.

For example, most Developers in the Seattle area are taking many properties and turning them to condos since that is a booming market with high rental rates And sometimes more conveniently built and accommodating then a SFH.