This is impacted by debt/equity ratios, cost of capital, improvements ratio, etc. 

We put in a solar panel system for 19k they, gave us a 5k adjustment.Is there a guideline around certain types of improvements and what they generate in adjustments to an appraisal?

Here's the other things I am calculating to add to deductions.Depreciation deduction for 1 month at .00152 of improvements value based on tax appraisal.Mortgage interest: 11/12 of total interest under itemized deductions, 1/12 of interest in Schedule E.1 month HOA feesProperty taxes: 11/12 of property tax in itemized, 1/12 in Schedule E.Let me know if this is on the right track.

Purchased for 135k and have spent around 10k in improvements and repairs since purchase. 

Do I think this particular area of town will improve over next 5 to 10 years?

The location there in Acres Homes is one of those transitional areas that is improving.

Purchase a property that has no or favorable HOA, then you have a place to stay for your vacation trip yourself, and since it's advisable to stay at your own vacation rental at least once a year, this gives you a chance to update and improve it while there (or failing that have your friends or family stay at a discount and post review of what they find.) 

The colleges & universities are all putting money back into the community to revitalize / improve the city as well.

Vacancy $7,166.67/monthCommission : $44,000 ( Assumes a 10 year deal, no rental increases, commission is 6% years 1-5 and 3% years 6-10)Tenant Improvement Allowance: $15 - $20 PSF or $75,000 to $100,000."

if you can buy a smaller property, you might not have as much upside, but you can improve your property for less money.