Daniel,  I think you  need to get with a qualified realtor, and by qualified I mean knows your market well and has proven their skill, to have them tell you what the after repair value is going to be.

My wife and I joint W2 income is above $150,000 and I can’t write off any repairs and improvements.

I put too much into renovations because of the classic found a bad contractor story, so had to get another contractor out, and after 9 months holding cost and about $60K in repairs, $3K in appliances, I got the place rented. ( I also refinanced and was able to get about 133K out, which I paid off my HELOC and credit cards I used to pay for all the renovations and PP). 

So this couple that now wants to rent has a service dog.

Reputable full service contractors are hard to find.

Need to repair walls around water damaged areas a kitchen.

For one tenant we provided lawn service and added that to the rent along with snow removal. 

Area has mix of older retail strips, motels, banks, gas stations, some QSR, a few independent restaurants, services (barber shops, etc.), and retail, warehouses, factories, and a business incubator for entrepreneurs. 

I also provide fridge/stove/microwave which I am ok replacing/repairing as needed.  

We had the right to cure and I had worked out a deal with BOA to service the the first as a Junior in possession..