If you are a licensed contractor for instance and capable of major remodeling projects as your trade, this would be considered adding value to the property and would risk IRS action.Sounds like "improving" or "upgrading" the place is not allowed.

I currently work as a consultant, on a project that deals with a lot of risk assessment, identifying pain points for my client in areas of improvement, along with these types tasks, there is a lot of tracking and monitoring of multiple different requests that are going on at one time, as well as having to manage my team and personal to ensure we are meeting all necessary suspenses.

I'm working on improving credit before then as well.

These situations are always tough but if you are improving the property, I think you have every right to increase the rent. 

I have slowly worked on improving management to increase cash flow from $0 to ~$800/month currently.

I understand that there are potential self storage facilities that can return 20% cash on cash if improvements can be made.

How much do improvements cost?

HUGE linePNC Bank best for small home improvements $10k up. 7 to 10 yr draw.

This allows you to put down less upfront, freeing up cash flow to improve the property.

haha focus on improving the overall stay in things that matter most for your rental, but yes, have enough TP for gods sake...or put in a bidet!