And in your case a reverse improvement exchange. 

They have really improved, so I'll just hope it stays that way.

This time it's health related with broad shut-downs occurring for indefinite periods and no way to know how long before it improves, like the problems of an economic crisis and hurricane FEMA-type situation combined. 

I am cash poor so I was considering getting a home improvement loan to cover the 9k.

Getting the sellers to pay for some needed improvements with their equity, not price reduction.

One you improve the value you should be able to refinance out to at least 75% Loan to Value (75% of the new value). 

However, some of the $200K is related to small fixes that one would traditionally call repairs if they were not done at the same time as the big ticket renovation improvements: landscaping revamp, hallway paint and carpet, etc. 

Just be honest about your improvements and what you should look out for. 

Also, it sounds like you are specifically looking to improve your ability to normalize expenses when underwriting multifamily properties.

If I couldn't identify a specific problem that I could fix to improve the situation, I wouldn't buy the property.