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If you can manage to put 20% down and earn 2x+ on your renovation and still cashflow after refi you’re doing EXCELLENT.

It is NOT your problem that the current owner placed bad tenants and neglected to be excellent in their property management . . .

Interested in hearing what experienced investors consider when selecting a property to invest in.

I self manage and have been using excel to keep my books.  

Once you move out, then it will cash flow excellently. 

I know that I would have a better selection of multifamily properties to choose from (instead of Realtor.com or Zillow) if I had an agent to work with and access to their MLS listing.

In your area rent by room will probably provide higher cash flow but you want to make sure you will still cash flow after you move out and rent to families if that's your plan.It's been years since I've played so I'm sure I would be pretty bad haha I grew up playing shooter games like halo and cod so that's where I excel.

Use OPM and leverage your selected property. 

Refinancing even with just 85% LTV would be very excellent.