If you ever in need of consultation when it comes to financing on future deals, let me know. 

I have heard speculation of McQueeney getting drained in the near future due to safety issues with the dams.

This is essentially giving you some of the cash from your improvement (presuming they are significant) , as well as a steady stream of income into the future - which helps you long term in numerous ways.  

Try asking a residential broker to write a dozen offers on a dozen properties you've never even seen at 70% of list just to see how it goes.

We rarely need to re-grout.  

I'm writing this as I'm on my flight home from the Phoenix retreat, which was my third one, & have to share!

BUT focus on the RE end you will be better off !

At this rate they probably won't resign with from what it sounds like but at least if you get everything fixed like it should, maybe they will see you are not a "slumlord" and decide to re-sign a 12 month lease. 

Should probably look into hiring some property management too - if you have cash flow but unbearable headaches of managing - might be better to break even and hire full-service management and then re-evaluate down the line

I personally don't like pay too much attention to ProForma as I can't predict the future so I usually just like to know if cash flow is good AND more importantly if I'm financing, if the DSCR (debt service coverage ratio) is high enough to safely qualify for financing (usually above 1.2).