Just like you, I’m learning all I can and practicing analyzing deals that I find on Zillow, Trulia, Redfin, etc.

My desire to improve a neighborhood and my vision of what the block could look like got in the way of common sense.  

They all desire improvement but have been ineffective getting the improvements.  

First make sure who ever you hire has their home improvement license ( MHIC) .

Should I work on improving it before trying to invest?"

I took out a Cuyahoga county home improvement loan for $25,000 at 4% over 5 Years to fix up the vacanct top unit.  

If you wanted to keep your money in Hawaii there are some good options that will allow you to capitalize on the appreciation and also significantly improve your cash flow.

The brutal reality nobody wants to talk about is that this 'thing' called Real Estate, like anything else worthwhile in life, is hard, requires a painful change in mindset, takes dedication, practice and time.Money is never the issue in any business.

@Charles Simon McEntee- there is no 'best way' in practically every area of life.

Is Special Warranty Deed a common practice for multi family apartment deals?