And if it does go okay, there is also the silver lining in that now you have an improved listing description!

Christopher,Just go to Tampa. gov and fill out a rezoning application and list your proposed improvements in detail.

We've had a slow start, but are hopeful for improvement over this coming summer.

I’v worked for a large general contractor for the past 6 years doing large and small commercial projects (250,000 sf office buildings, dialysis center in Tuba City AZ, and now cancer research center tenant improvement in Oahu).

Value report has just been released and it’s full of good information for those thinking about a minor or major home improvement project in the future.Exterior projects continue to cost homeowners far less than they’ll spend inside and yield the highest rate of return upon selling.

It currently breaks even, but I'm hopeful the cash flow will improve over time!

Your gain and tax is determined by the net sales price ($240K ish) minus the adjust cost basis ( your purchase price plus capital improvements and minus depreciation).A bigger concern though would be that if you are wanting to do a 1031 exchange you probably should not refinance right before a sale. 

Those 10 years of rent more than paid for the improvements 

You can also not improve your stocks and make them worth more.

They are getting big and growing their staff and improving processes.