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.

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.

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.

If the property needs capital improvements up front, it is important that the amount raised exceeds the budget by 10-15%.

Has anyone had good or bad results from trying out credit report and score businesses that aim to improve credit and help in the journey to gaining a pre approval for a mortgage?

Home has room for improvement looks-wise (see pictures in link).

Check in with @Joseph Chiofalo for a preferred jumbo lending program that's really improved investors incentive and cash flow.Good luck!