You also don't want to over-improve but if you're keeping it as a rental you don't want to have to replace them within the first few years either. 

We want to finance it, but the lenders like 21st mortgage will not loan if it’s an LLC. 

If you are getting a loan, they will require you to get "homeowner" insurance, which covers loss of the property due to fire and/or what other perils they may request (flood, earthquake, etc).

I just bought my first duplex near Scranton with an FHA loan.

I have an amazing investor lender that does DSCR, hard money, no money down fix and flip, and traditional loans as well. 

In exchange, I'm thinking that she would collect all the cash flow and potential equity until I refinance and get the loan originated in my name...

I was pre qualified for a DSCR Loan shortly after buying my first house but due to financial constraints to come up with 20-25% of the down payment I feel like I’m stuck.

The HELOC is a 2nd position loan. 

This can mean some improvements, new and more resilient tenants, or just some attitude adjustments.

Have you ever considered an interest only loan option?