Bottom line, I only make improvements that meet my investment goals for those properties. 

Even asking for all units to be vacant won't work with the underwriter as I understand they only look at the property based on the current situation.I explored the Freddy Mac 5% loan product but it won't work as I make too much money.

Do you mean someone developing new product from the ground up?

So, while the cash flow on this property may not be eye-popping, it's pretty solid on the income side with room to grow on the top line.

List of top 5: https://www.forbes.com/sites/samanthasharf/2018/05...Nationwide heat map of under/overvalued cities - click into the state to see individual cities: https://www.fitchratings.com/site/structuredfinanc...I'm surprised by San Antonio because I thought their growth was more in line with population expansion - I thought it was a good place for appreciation on buy & hold, but now I'm wondering if that's true.

Any particular line of reasoning in such a request?

Is there a broker that you have to line this up with?

Try BP (they sell them), or you can get from other sources on line. 

She's open to a "blended product" whereby we handle the office and paperwork and she handles the boots on the ground part. 

I also like the idea to add shutters -- just be sure to choose a product that does not require painting to maintain its good looks.