Keep repair/capex improvement documents Season for 6-12 months and you should be able find a refi for whatever the area comps are showing as long as lenders are still able to have liquidity after these next few months.Or take the apr % hit and find pvt money to carry the note. 

It is a good guideline to have either improved on the property with documented proof.

Even financial projections don't count much either; the seller is not the one improving the building and we are likely heading into a depression.

So I've been trying to get a commercial rental listing on a vacant unitthe landlord says that he may want to sell his building and that one of the most attractive parts about his building is that the purchaser can write off or get a rebate on tenant improvements for this vacant unit which is more attractive than having a tenant that pays rent.I am thinking that it would be better to have a tenant that pays rent because the purchaser will likely be a developer that sits on the property and uses the rental income to defray expenses.What do you think?

I believe the CoA could be improved as it was set up based on some advice from the previous CPA. 

But here's the other shoe in your case - You cannot exchange into improvements on property you own. 

If you have made improvements to the property to increase its value, the property has appreciated significantly, or you have built up a good bit of equity through pay down you can refinance the loan and pull out the equity you have built in cash. 

So basically my only hope is to improve the interior/exterior quality if I want it appraised high enough to be able to pull my initial money out?

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