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

Have you contacted the Zoning Department to review the survey and ask what your subdivide options are with the existing improvements?

You can still find single-family homes in the $80k–$100k range and duplexes in the $130k–$150k range, even in C and C+ neighborhoods that are seeing steady improvements.

We will then, as the units turn over, get rents up a good bit further with additional design improvement renovations and hopefully reno into lower interest rates when they drop or at the very least in 5 years on our 20 year we'll have paid off enough to refi into a smaller loan.That is the only kind of smaller deal we can find in neighborhoods where we want to buy now. 

If you’re looking at retrofitting to separate heating for each unit (like furnaces or mini-splits), you might be looking at a higher upfront cost, but it can shift utility expenses to tenants and improve your NOI.I’d factor in boiler age and efficiency when analyzing deals and if it’s near the end of its life, negotiate a price reduction or a credit.

.: @Don Konipol Hi Don, At the point where I am in my business, I am thinking (a lot) about improving and growing my business and profits.

Basic staging with an agent usually means they give you insight into how you should:Declutter and depersonalize by removing photos and personal itemsArrange your furniture to improve the room’s flow and make it feel biggerAdd plants, move art, or re-arrange other accessoriesFull-service staging is another option if your house needs more hands-on attention.

What I do see is that a strong screening process improves your chances of getting a responsible resident. 

Only about $3k was spent to make upgrades and improvements to the property.

Separately from all of that - I recommend reviewing your lease up procedures to improve verification of signing tenants and their agreement and aware of terms and conditions.