@Isa Rayyan, If you can upgrade the property and increase the rent, that is what I would do.Then I would get a HELOC on it to go do something else.  

The HOA owns the water system  and will need to spend several million in a couple of years to upgrade it. 

I have experience rehabbing and really upgrading properties for sale and rent but you cannot singlehandedly change the flavor of an area just by making it an Oasis in the desert.

I recently upgraded to pro hoping it would help me get better use of the resources here.I've noticed theres hundreds of members that like to talk about what they have, what they are looking for, what service they offer, etc.

Many retail centers need substantial upgrades to attract tenants and in many cases the obtainable rental income doesn’t justify the investment.The main reason for obsolescence of retail properties are 1.

Is the expense to upgrade to a 3 worth it even if you can get a variance which you probably won't?

Not an attorney or CPA, and I think you should consult one, but depending on what kind of upgrades were made, for you to get tax relief it would have to have  significantly increased the assessed value of the property.

No upgrades needed.

So, I made a conscious decision to use my own money in part because if there were unexpected issues I could deal with many of them by expanding the timeline and doing a bit more work myself.

Expensive up front, and depending on the size, often require electrical upgrades and sometimes even gas line upgrades.