Improved all lighting and electrical in the house.

Welcome @Daniel Sanchez - my 3 non-negotiables would be to familiarize yourself with your credit score and the things you can do to improve it, figure out how much money you will need upfront so you can be prepared, and identify a target zone or zones in which to buy. 

The first step is separating that list into "required repairs" and "tenant requested improvements".

Explain that to make improvements to the property requires a little increase and take into consideration their income, time in residence, and try to make improvements that can reduce the overhead.

bought an out dated home in college and made slow improvements.

I bought an out dated home in college and made slow improvements.

Is it improving or decaying?   

Improve the cash-flow and accomplish your goal otherwise the ReFi is a waste money.   

Bonus depreciation, transferring regular expenses to business expenses and relying on repairs more than capital improvements are good strategies. 

Only items that add to your basis after the purchase are improvements to the property.