Upgrading units, sprucing up the area and pumping up rents to an acceptable level to be paired with comps nearby.We now have an NOI of roughly 135k.

Pretty easy, Hattie, you just need to grow a pair as the men say. :)    

I'm making offers on a pair of properties on 2 parcels. 

Sara,I purchase a pair of automatic car washes a little over a year ago.

I paid 135000 for a pair of 4-5 bedroom townhouses for example and expect a solid 25 to $30,000 a year long term rental.

I'm sure you heard about the pair in Connecticut who were recently indicted on mortgage fraud.

Be the agent that finds the opportunities and you will have investors lining up at your door.As @Nate Monson mentioned, contacting owners of off market multi family properties and pairing them with a ready and able buyer could be a good way to start.

Thank you, most of these have dress outlines such as business casual or formal depending on the setting of the meeting, however would a pair of chinos, tucked collar shirt and belt work.

You're right, I need to grow a pair and just submit an offer.  

I do this type of analysis with clients all the time, so feel free to reach out if you want a second pair of eyes.