My mind frame now has evolved from two years ago, and I now see the extra income as enabling greater security reserves, providing the ability to hire repair folks instead of DIY which saves personal time, and to improve the property more beyond the minimal.

Is the surrounding area being improved and would one reasonably expect this neighborhood to perhaps upgrade itself into a B/C within the next 24 months?

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?