I will not improve unles it fits my plans but I am required to keep it the same.

We have fairly decent landlord/tenant laws here and they just fixed some of the loopholes and improved them a couple years ago, it isn't as bad as some states where a clever tenant who learns a few tricks can really screw over a landlord badly, but especially in this county, you have to know the rules and play by them because most of the judges are politically biased towards the "tenant good/landlord bad" side of things and will sometimes use any error to the tenant's favor.

My method has begun improving and I'm trying to automate parts of my decision making.Every month I get a new list.I find comps, run ARVs, and repair estimate for each property. 

Its TV so its a bit over the top - I'm sure some of those improvements are just to add drama, nonetheless I do enjoy watching the show for tidbits of helpful information.

That being said I am not sure the combo  would work unless it was in each unit given the time it takes to dry but they could have improved.   

Can the cashflow be improved?  

She could have just felt outgunned.However, since another deal may come up with a non-professional, reluctant investor, it undoubtedly would  serve well to review this situation for clues that could have guided you and for anything in your actions that could have been improved  to increase  the chances of success.  

When California is doing poorly, We do great, so keep an eye on California, if the economy is improving there, the economy will slow down here.

QI suggested an improvement exchange as a possibility but lender will not allow the QI to hold title to the property until repairs are made.

@David Begley   if the CF wants hard money rates they will have a hard time with these underwriting critera vis a vi rates and terms... these would be akin to A paper or bank deals and as such 1 point and 6% is what I would expect to pay or less.In Oregon if we can get 90% of cost for new construction  including land and improvements. 1 point 5 to 6%  and of course a PG