I would like to account for big improvements too althought instinctively i dont think i want to buy a property that needs any crazy upgrades off the bat.

It didn't yell "cute" in the Zillow picture, but improving curb appeal won't be a huge investment.

.🚨 Common issues I see:❌ Not properly tracking repairs vs. capital improvements❌ Missing out on cost segregation & depreciation write-offs❌ Scrambling at tax time instead of planning proactivelyI’d love to hear from the group—what’s been your biggest tax headache as an investor?

As far as the improvements done on the rental, you can start depreciating those once the property is put in service. 

We fully renovated both units, improving the property’s value and rental potential.

Sure, I could look for a higher paying job, but I was wondering if anyone has any creative short-term methods to improve my ratio.

As @James Carlson said, there are a lot of legacy unpermitted "improvements" to properties in the area.

1) Renting garage units2) Additional Pet Fees3) Adding flooring insulation in the upper unit led to improved efficiency and sound reduction for lower tenants.

To improve ARV and rehab estimates, network with appraisers, contractors, and use tools like PropStream and Zillow for comps.

The challenge is the that you need to have a plan for the property that will allow you to improve rent collection, lower expenses or build the equity.