So far it looks like that's the only thing I would need to improve.

It's worth it to pay someone else to help your business run efficiently and protect your mental health.

For example can it use the equity to make improvements or purchase other properties?

The part that you're missing is to build/rebuild your reserves and improve your credit.

Do you have a plan to improve your credit score?

RE markets are efficient. 

Growing markets and areas tends to have lower cap rates, same with properties with upside by rent increase of by improvements.

When trying to initially analyze small multifamily properties (2 to 4 units) listed on the MLS in different markets, can one reach out directly to the seller's agent to get basic rent roll, expenses, and recent CAPEX improvement information to do an initial analysis of the numbers and asking price?

I am very familiar with construction and run crews and do about 98% commercial TI(tenant improvement) work in the city high rises.

I think I am going to hold out anyways to turn over the units, get it at a slightly higher appraised value hopefully with some cosmetic improvements and higher rent roll.