Having said that,  1) you mentioned credit, I would recommend doing whatever you need to do to get credit cleaned up, credit cards paid off etc.  

I have upgraded the units with things like luxury vinyl flooring, clean surfaces painted with good colors, good but non fancy kitchen cabinets.  

I work full time and my tenants are super cool because they helps me clean the property. 

I have house that needs a good carpet cleaning as well as some light repair work where there are some bunched spots.  

The street is nice and clean and there was one 5 doors down that rented for 1175 same size and floor plan etc.  

If you find something sub-to, you probably want to clean it up and sell it with the buyer getting a new loan or paying cash.If you got seller financing and the seller did not have a loan on his property AND he is ok with you wrapping his loan, DO IT. 

C-, really D neighborhood,   Why is seller selling, seller not raising rents, and how many bombs (issues) are you going to clean up.  

From this I learned the best strategy to clean out a building. 

Clean - straightforward Investment Rollover.

Tenants that have good credit, a job, and a clean record can pay the same money and get a much better place.My strategy was to take care of all of the problems up front, put in good tenants and let it make me money, rather than have it nickel and dime me and require a lot of active management.