Motivated seller; facility and rent roll improvement opportunities.

Or improving it (like house flipping)?

The positive cashflow can help prepare for these improvements.

Refinancing has been a key move for many landlords looking to expand.Cash-out refis can free up capital for new acquisitions while rate-term refis improve monthly cash flow.Have you refinanced lately, and if so, did you use the funds to scale or just improve your position?

It is so common for people just to say "I need to improve my score" or "pay off debt" without context of how you got in that position.

A couple of thoughts on this:Bonus depreciation is available on improvements and capital expenses with a useful life of 20 years or less.

I usually start with 75-80% leverage because that is what my bank will allow and once my leverage is down to around 50%property due to improvements or market appreciation and/or loan pay down, I use it as collateral or cash-out refi to buy additional properties or I sell it to buy something bigger because I am focused on growing my business by expanding my portfolio.

They may do a cost segregation study, which accelerates depreciation on things like furniture, appliances, and improvements.

I love the term price improvement  :)  rural W Wa I suspect is buyers market but in some of those town the lack of inventory keeps things moving. 

I also want to explore improved land purchases to put a manufactured home on.