He got his realtor license and will make his way to being a commercial realtor where the Multi Family action is more accessible.

Today I was at the property dropping off some materials, and the tenant in the unit we have done little improvement to approached me.

@Michael Noto, which improvements will you pull permits for? 

My issue-situation-question is this: Because we have made REI our goal, with a plan for a lifestyle change, business objectives , and everything, we are online every day looking for and analyzing deals [as you can see I upgraded my BP account to have full access to the calculators!!!

It is not enough to say that because you paid $80k, then it only has a value of $80k.You can file remotely, but if the value requested is more than 20 percent reduction, they will probably ask for a hearing.They will typically ask you if you made any improvements. 

You learn quite a bit about RE and the laws in your area, you'll network with many buyer and sellers and other agents, you have access to the MLS and you'll have an early look at listings.

Owner financing could be ideal, and if she is currently taking a loss, just giving her some positive cash flow a month would be a big improvement. 

Even going with private money rolled to new permanent financing would open the door to many more properties and more options for contractors and scope  and grade of improvements.

Bascially, we never even got inside - seller denied us access.  

Your purchase agreement should ideally include some sort of verbiage along the lines of "seller will allow access to house with 24-hour notice" or similar.As far as "how" you share this info, here is how I do it.