Rent out your units at, or slightly below, the market rate and gradually increase rents YOY (2-2.5%).This strategy will allow you to get your foot in the door with a low down payment AND less competition.

Home prices increased in the same period nationwide by over 13%.Taxes are based on the state, county and property value so what do you think happens to taxes when property values go up?

I'd honestly work on increase your income and saving more, try to get to 40K then go the hard money route.

Or should I just see if I can increase my liability insurance coverage on my rental property policies? 

There are certainly ways to do that, but they increase risk as well as potential reward. 

The shorter the prepayment term has an impact on increasing the rate.4.

That way you do not have to fill it with as much dirt and it would still be an attractive feature for the property. 

I personally am looking for rentals within a few km's of either Sault College or Algoma University because both those schools are focusing on attracting more international students. 

Is it possible to increase your income with your current full time job to get the down payment yourself quicker? 

Back to your project, if the unit could use some upgrades, and the market shows that tenants will pay an increased rent for those upgrades, then you should improve the property.