If not, work on Improving it before purchasing an investment property.  

If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deedSign a lease agreement with a purchase option that allows you to buy the property at an agreed price at the end of the lease term, consider establishing a partnership with the seller to jointly invest in property repairs and improvements.

I would want to make improvements to all units and increase the rent to market value when the renovations are completed.

She paid us up front for 12 months of rent & then paid herself each month & at the end of year 1 she paid us for another 12 months...she did this until her credit improved. 

It’s interesting how you mention that offering flexibility as a lender has opened up opportunities for borrowers to pursue deals they might not have otherwise been able to.As a private money lender, I'm always looking for ways to improve my services and better support investors like yourself.

I manage my own properties as do my clients; with the electronic resources for screening, rent collection, more - the ROI is greatly improved and you retain control of the property.Hope this helps.

To further improve cash flow, look into doing MTR(travel nursing) or if possible STR(more risky).

Now, say in yr 2 you have to do added work and spend another $10k of improvements.

And you need to keep detailed records of all repairs and improvements.

Your credit score will be worth improving to acquire better financing options.