I'd also start building some real skills for home improvement as far as simple repairs or replacement techniques so I had something to offer others as either A. help and offer that as my sweat equity or B. jobs, to save more investment moneyI wold start looking towards longer term plans to make money to use for investing, myself, I'd save some more so I could become a notary at 18 and build a notary business as soon as I hit 18 to funnel into my RE plans, I think in CA, it's about $500 total from start to finish to become and Notary and loan signing agent.

., you shouldn't really improve the property during that time or IRS may become of beneficiary of your rehab work.

Try substituting free & clear property as the collateral...an excellent way to raise hundreds of thousands of dollars in tax-free cash to shore up reserves, add improvements, and/or (of course) acquire more well-located income producing real estate.

That basis has been affected by capital improvements and depreciation. 

As is, the owner is rent rolling $2,000/m with just 2 units occupied and paying rent.She wants to hold on to the property and make capital improvements over time. 

You can hold it, it has positive cashflow4) Real estate allows you to create equity by rehabbing or improving the asset5) Real Estate cycles are local and not uniform across asset classes.

The city of Allentown has seen a lot of growth over the last few years due to some Neighborhood Improvement Zone incentives.

Depending on the way things are now, there could be an opportunity to improve the listing with better photos, upgraded amenities and a refresh.

The owner hasn't improved it and Pgh hasn't appreciated that much in two years.

Here is an article that I found on the Veteran's United website because I am trying to do the same thing:https://www.veteransunited.com/valoans/va-rehab-loans/The article states:"Here's what you can do:Repair or add new windows, doors, or sidingRepair or add new roof or guttersInstall new HVAC systems or water heatersImprove insulationWeatherizeTreat mold, lead paint, or moldMake updates to improve energy efficiencyRepair or replace the flooringRepair or replace electrical or plumbing systemsAccessibility updatesIn general, the project has to improve the property's livability and value and must become a permanent part of the home."