What is a good strategy in current economic market for B class properties that don't cash flow immediately?

I learned in the past week the housing authority in my area stopped approving rent increases May 1, 2025.

 $100 rent increase is $1200.  

Basic answer, but to increase cash flow you have to increase income or reduce expenses. 

I calculate that I could refinance/increase equity and improve my cash flow by $430/month.  

Or can you terminate the lease for not paying the increase.

We obtained the full financial package, and the seller's "Pro Forma" is built on a complete fantasy.The descriptive reason for the high cap rate is that the seller is using deceptive and impossible expense projections.To get their advertised 15.26% cap rate, they are projecting that as their Gross Rent increases by $75,900, their Total Operating Expenses will simultaneously decrease.Here's the breakdown of their math:Taxes: They assume $0.00 in property tax increases, which is impossible.

Just wanted ideas about how any experienced investor would recommend to go about investing this with the goal of getting the best return immediately and then continue to scale.

One is closing almost immediately purchasing with cash.

The buyer could close immediately and not spend 3 -6 months getting approved for financing7.