@Alexander MerrittConsider focusing on value when selecting your properties.

I would suggest asking a realtor in the area to look at before at after repair values.

Bought it for $45K, loan balance is $35K, current market value is approximately $150K 

The $78k value per unit and total value of $780,000 are well over many lenders' minimum requirements. 

If all 3 units are roughly the same value, then you are only getting 1/3 of the total potential benefit.There's a lot of technicalities I'm intentionally skipping here, to distill the core issue. 

How did you add value to the deal?

You can value add to make it more appealing (fix it up) but you can't change the location.

Im closing in the next couple days on two more SF and a duplex. both SF all in 75k each rent will be about 1500, value about 115- 120k, Duplex all in 90k with 1800 rent.

And that's the key right there - your best approach is to come up with ways to add value to a prospective supervisor.

My question is, If I refinance after rehab in 6 months, How can I increase the property value aside from renting all units?