You can still find single-family homes in the $80k–$100k range and duplexes in the $130k–$150k range, even in C and C+ neighborhoods that are seeing steady improvements.

We invested $55,000 in key renovations, focusing on modernizing the interiors, improving curb appeal, and ensuring the property met market expectations.

We then use our money for the improvements.

But I would urge planners to consider that the Sec 263 regs they rely upon for the justification for not expensing remodeling costs is actually an exclusion section which prohibits deductions under pspecified circumstances that being that the amount was: "paid out for new buildings or for permanent improvements or betterments made to increase the value of any property or estate."

If they are CF positive then they will not cohnt against your DTI but will improve it...that's standard conventional guidelines barring a few exceptions.

There is a lot to go into it and recommend BP and youtube to learn more about the industry. 

Greg,You are correct I made some opinions based on reviews and a youtube video I watched where the first thing the gentleman said is "We are Not a lender".

Here's the key components to calculate your tax liabilityAdjusted cost basis - Is the purchase price, plus capital improvements, minus depreciation.

I’m buying to improve the property, listing, service, etc so i do it right away.

Instead, focus on improving your marketing and responsiveness.