If you are going to add value to the house you might be able to get an equity line against the property to use to fix up the property or negotiate some repair money from the seller that you get at closing.

When the transaction closes, the purchase is funded, and we set aside additional funds in an escrow account to pay predetermined professionals to make any required or desired repairs or upgrades to a property AFTER the buyers settle on the purchase transaction.

I know what the rents should be for each of the units (2 vacant and 1 significantly under market), the taxes are listed on the MLS, I’m familiar with the water/sewer costs in close proximity to this building, and I know what percentage to use for my Vacancy, CapEx, and repairs and maintenance based on my knowledge of the local market.

However, what I would suggest based on your expertise as a contractor is going into a semi-fixer upper and make minor repairs to boost equity as well as savings. 

Most cost effective option I have found.Guest breaks a refillable container, no problem , $5 or less to repair.

-I inform the Water district that our repairs are done. 

If a landlord needs to enter a property for an inspection or repair, a two-day notice is required.Our Governor passed anti-squatting legislation a few months ago which allows owners to have the police remove them as opposed to before where it was considered a legal issue for attorney's to deal with.

Without substantial renovation or repair / forced equity, I doubt that since almost 12 months ago you have enough to do a DSCR cash out refi.

I'm not factoring in a percent for vacancy, repairs or capital expenses.

Proactive, I do not have to ask them for information, they run annual rent analyses to increase rent appropriately, and they get after repairs.