What other improvements would you recommend to get above average rent?

Repairs and upgrades boost value but can drain liquidity.Are you using any financing tools to manage improvements while maintaining healthy cash flow?

That’s not usually when sellers are in the best mood. :-).

But then there is something called improvements, and the improvements is just as much, making the assessed value $2x. she has no idea how this could be.

@Roland CordarTechnically, you cannot exchange into improvements on property you already own. 

Focusing on 20–40 unit properties in Dallas is smart, and small operational improvements can really boost NOI.

The profit calculations would be your adjusted cost basis (purchase price, plus capital improvements, minus depreciation), subtracted from the net sale of the property (sales price minus closing costs and commissions), like others mentioned above.

They don't even have to make a trip to the bank to back out, they do it reclining in a living room sofa chair, anytime the mood strikes as easy as clicking a TV remote.Second, what good are holding deposits, if there is no penalty for backing out of them.   

I am Lean Six Sigma Yellow and Green Belt Certified, with experience in operations, process improvement, and procurement within the distribution industry.I am very motivated to learn, connect, and grow in this field.

In cases where the renter needs help with credit score improvements, how to attack and manage this improvement.