They have a CPA license, 20+ years of experience and their name on the door but they stopped being an expert when they decided what they knew was enough and they were done learning or staying up to date on tax law. 

This in turn can open up what homes you can buy since the numbers will make more sense when putting 3-5% down instead of 20%. 

Begin by targeting distressed properties in gentrifying neighborhoods, securing financing through hard money lenders or private investors, and focusing on cost-effective renovations.

Quote from @Andrew Steffens: I would follow the advice above to see if you can improve seated comfort but short of that I would not go and replace, at least not yet.  4 stars is good and it seems you will get more 5 stars based on 2 previous to bring it up. 

happy to chat as i'm up in knoxville and have some connections in that area. 

I have clients who exist solely based on buying up these facilities from people who aren't managing them properly. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Get in front of tired landlords, who may offer you a hand up.  

With running this "business" there will be operational input costs.

We just need to verify that you have cash for the downpayment, closing cost, and up to 6 months of the mortgage payment as reserves.