We get houses that already have a tenant and we make improvements at that time. 

This doesn't make sense because there are so may costs to refinancing a property that, when you do the math, depending on how much your property is actually worth, the monthly improvement in cashflow does not substantiate the costs to refinance. 

We have quarterly and yearly meetings to discuss the investment in depth and how to improve operations thus increasing income.

Putting 40% down and taking on less leverage improves your cash flow and protects you with equity.

Though his gross income has improved substantially on paper from the horror 2020 days I’d still say he’s at 25% DTI front end.

There’s an observed increase in sales volumes and a moderate appreciation in house prices, coupled with a significant interest in affordable housing in the search data.Opt for cost-effective updates that improve structural integrity and aesthetic appeal, such as new fixtures, fresh paint, and updated kitchens and bathrooms.

@Marcus Clouse Most lenders want the building permit issued to fund a loan for vertical improvements.

This will decrease your Debt-To-Income Ratio to be more favorable with banks for loans and will improve your credit score as you mentioned. 

Do not over improve but don't go too cheap when the area calls for higher finishes. 

I would aim for something that needs minor work, just cosmetic improvements.