I made some nice curb appeal improvements, added parking spot rentals, added the U-haul dealer, improved internet presence, advertised in local papers and are affiliated with MySpareFoot.

@Mohit Arora recommend you spend more time studying TX landlord-tenant statutes.Your lease is probably pretty basic as it didn't really cover this issue - and it probably doesn't really cover a whole lot more.Google & download as many TX leases you can find to copy & paste to improve yours.

And since I can force appreciation by improving my properties, why would I buy treasuries?

strictly read, the city of Austin requires a permit to spray foam insulate around an outdoor water hose bib...because it improves or repairs a structure.  

Gain = Sales price less expenses less adjusted basisAdjusted basis is purchase price plus improvements less accumulated depreciation.

My suspicion is there is ample moisture and you need to improve air circulation or determine the cause of it.

A home inspection is mandatory, if you are below $10K in repairs/improvements that would be ideal.

I want to begin property improvements before property falls apart.

., and the neighborhood is up in price and appearance so much that it has certainly improved dramatically since I bought a house at Leo and Notre Dame in 2012.

From my experience, HD Supply Home Improvement Solutions was considerably inexpensive compared to anywhere, even Lowes and Home Depot.