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.

Restricting the data to this property profile and area matched the majority of our investor's properties at that time, which are A or B class properties.We started by exporting data from the MLS for conforming properties that sold or leased between 2008 and 2014.

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. 

Screenshot below. I'm using Android Nexus 5 with mobile Chrome. Not sure where else to post this issue.

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.  

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.  

I'm not sure what capital improvements you can make for $8,400 a year.

I don’t even want to mess with wholesaling based on the oversaturation/shady profiles it comes across as.