If I see a 2 bed 1 bath going for under market value I ask why and see about improving it.

Who could say anything useful about this with no access to No. 8?

I see negative cash flow if you are buying but hopefully they will improve over time. 

That would basically mean there is no After Repair Value if the property is valued at 85k that makes the transaction tricky Add some improvement costs to ensure that 105k evaluation and we may have something 

How can I find lands with 0 improvement?

CK also gives suggestions to improve your credit. 

There is no money for any foundation repair or drainage improvements.  

Access to Yes-MLS which covers 36 counties and in 3 states!!

If you could address the vacancies (5 of 12 vacant is a lot of vacancy but it provides potential for significant improvement) this would provide better cash flow than your current units. 

If it's option 1 I would recommend looking into a multifamily in a growing or very stable market that you know very well and have access to easily if its not a market in your back yard.If it's option 2 I would recommend vetting syndicators/sponsors and seeing who is investing in assets that align with you investment goals.