I also found that being at "market" rents it takes longer to rent therefore missing out on a month or two of income negating the ROI on improvements.

From the sentiment of your post it seems like you're viewing the buyers as strictly investors when they may lean more towards traditional homeowners looking for a quality of life improvement or an improvement on their current financial situation today.Let's say the buyer pays 465k and has a 5% interest rate.

We're improving units, management efficiencies and bringing rents to market value.

You can also use the search feature (magnifying glass in upper-right) to look at previous conversations.

You can also search BiggerPockets and Google for reviews from actual members.

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

Next, plan on inspecting your properties every 90 days; you can communicate this to the tenant as you ensuring the property is in good order and to help you plan for repairs/future improvements. 

I like what you said about searching for cash flow.

It might help to eliminate the markets that you don't want to invest in to help narrow your search. 

I live in Seaford, NY and have been searching for areas outside of LI to do my next deal.