It is also possible that the "improvements" (ie the building) isn't accounted for.

How are you going to finance and were will you get the money for improvements?  

They will make the monthly payments, take care of repairs and improvements inside and out at their expense.

My first one I got 1k exactly for the deal, I feel I was cheated in the end because of how much the buyer made in the end but that doesn't matter, I made money appear out of thin air.

You can't just talk about something in mid air.  

The purpose is to buy with little money down and also finance the improvements.

I just commissioned into the Air Force about a year ago and I plan on getting into REI in the next year, probably when I PCS around next March/April.

You should have a linked savings account that you can use for reserve funds for things like capital improvements, unforeseen repairs, etc...put a little bit away each month and don't touch it for recurring expenses like taxes, insurance, etc...Not purchasing through your LLC?

I'm currently evaluating value add MF deals in Texasbased on what I can glean from my limited experience, sources of upside include:1. class c property with below market rents - potential to upgrade units and improve efficiencies to get to market rents2.  

They are adding a Nordstroms, and other shopping centers, along with improving the roads.