Do they need some "sprucing up" ($2-3k) to get market rents or do they need more extensive renovation. ($10+k)- How is the building appear from the outside?

To answer your question: As for my market (San Diego) there is such a shortage of housing that even with a steady population we have been near nation high in RE appreciation each of the last few years.  

I would think no, and that a refund is owed but I also am not specific to the market. 

Study the market.

It's hard not to fall into this trap when digital marketing and social media advertising is constantly shoving all of these unnecessary products and services down our throats. 

People who can share their experiences in different markets or with different investment strategies. 

Identify which market you want to be in and start making connections there.

Anyone with insight on the market willing to connect?

I am familiar with a couple of CRM options that incorporate sales and marketing.

Came out great but still on the market.