I hope they improve but I am considering other options if they don't.Another note; they are always very friendly on the phone. 

@Asury Johnson - good questions...I’m walking through the house tomorrow to assess condition - last summer I saw him paint the exterior, install a new roof and AC, and made some interior improvements, too.

(Mostly car loans, 3 year terms left, and a 4 year home improvement loan).

They prefer valuation focused on the lot income, and any hard improvements, amenities, etc.  

If I make some improvements I could get $400 per month above mortgage and after I back out vacancy, management, and Cap-ex would it end up being worth keeping?

I like the process of finding a fixer upper and making it a nice house.Considered rental investments but right now to me and my wife - fixing and improving homes seems more exciting than managing a rental.

Cash out refi and heloc are not seeming options at this juncture since I just officially started my RE investing business, am self employed (debt/income ratio) and I'm working on improving my FICO scores. 

I tend to acquire multifamily property in markets with a compelling growth story (of course the future is uncertain but it pays to begin in the right direction), improve the property to bump the income in the front side of the investment, then monitor for the optimal exit point.  

I would try youtube or maybe a real estate agent friend.

Scenario - Purchase a building for $70,000Initial improvements $25,000New value $145,000Refinance at 75% of $145,000 = $108,750 mortgageThe problem that I am running into is that I am showing an long term asset value of $70,000 + $25,000 = $95,000 but an offsetting long term liability value of $108,750.