I think starting with a mutil family, adding value to it (making improvements if needed and raising rents), is a great way to get started.

In fact they've actually improved a little in terms of their location (neighborhoods). 

I recommend you talk to a lender and get real clear on what you can qualify for, what you can do to improve your borrowing position, and make sure you have your finances under control.

Makes sense since those that are on the market can be found more easily, although even with them, there’s still a lot of improvement to be made in terms of how we can find/filter them.

Also, your screening process either needs major improvement or your units are in a Class D neighborhood - and this is the tenant pool you have to deal with.Why don't you "shop" your local competition and at least see what competitive units look like?

Yes, the good ones make it look easy...Thankfully, I have always been constantly learning and improving my skills so I can prevent problems for my clients. 

Even if it is paint, flooring, some new appliances, and some yard improvements.  

So, you may not need to do all the improvements you wish.

Look for well-documented processes and continuous improvement evidence to identify potential bottlenecks.Market and Demand AnalysisUnderstand market conditions and future demand projections by analyzing market size, growth trends, and competitive landscape.

Turns out the borrower did not improvement to the property at all, and the lender has no record or idea where the $25,000 went.