I improved the management of the Subway which generated more cash flow and did minor improvement to the property (asphalt refinished, painting the exterior of the building, new lighting).

As I understand it, Tenant Improvement budgets make sense in A and B Class buildings/neighborhoods where the price and length of the lease should provide a reasonable ROI/breakeven for the landlord.

However, I am always wanting to improve and learn.

When you are starting out, build your processes and stay in one lane until you have a foundation solid enough to create another branch.Know your strengths and improve on your weaknessesIf you are great at flipping itself but struggle with marketing and acquisitions, focus on what you are good at and get it really dialed in.

The area is actively improving but that initial sale wasn't quick.

I am optimistic that changes will be made that will improve the va loans reputation.  

The only increase that the appraiser may be willing to offer is the value of improvements.

Maybe they consider it an "improvement" rather than repair? 

So I wonder can the gov loans really have a significant pricing improvement?

If there is one in it, and they are (I assume) well past that date, I think the P.A. is null and void.2 - Do you have in writing that the improvements that were paid for by the "buyer" are at the buyer's expense and will not be reimbursed by you at closing, or will not be credited in any way towards the agreed upon P.P.?