Then I became a pro member mostly to gain access to the BP calculator's (if you attend a webinar you might receive a discount code for the pro membership at the end).

These improvements need to stop.

. , Generally, Improvements are always added to the basis of the property no matter when you do them before or after placing in service ( unless you qualify for the safe harbors). 

Everything is going up now but do you feel this property is in a area that will keep improving once the market cools?

@Mike Loy, As a realtor you qualify for a Solo 401k, which has many advantages over self-directed IRA, here are few:Contribute 10X more than into an IRA (up to $61,000 per year per participant)Access up to $50,000 from your retirement account tax-free and penalties-free at any time prior to retirement via participant loan featureExempt from UDFI tax on leveraged real estateInvest tax-free using Roth 401k sub-accountCheckbook control without use of an LLC Custodian is not required = no custodian, transaction or asset based feesYou can read it in more details here:https://www.biggerpockets.com/blogs/2810/21298-sol...The bottom line is that if you qualify for Solo 401k - it would be way better than an IRA.

Convienant access to major job centers and a much lower price point than suburbs directly to the south make it very attractive to renters and great for cash flow. 

I have access to capital that I am looking to invest in real estate. 

A Realtor or an appraiser will have access to more data. 

LOL It's still accessible through my site link if you're really interested (rental #5 link)When I say load up the HUD, I don't mean to do anything shady, rather, to include all pre-close costs possible. 

Very helpful when wanting to access untapped equity and reduce DTI.