There were some areas that they would avoid that have since improved.  

But don't permit him to do any other work unless authorized and contract is written.As far as improvement now reason  for higher rent.. that's yet to be determined.. worse case is drywall will be removed to do wiring inspection, and plumbing ,so might need to be ripped out. 

Other than depreciation you probably don't have much if any gain by the time you work back in unclaimed expenses and capital improvements.3.

He did capitalize most of the improvements accordingly.  

Buying a multifamily property that needs improvements is often going to be the only way to get value.

what can you do to improve your returns?

The investor has purchased the house so they have immediate access to rehab or improve as they wish.

Holding them accountable has actually been a positive thing for the tenant, as it helps them improve their credit history.

With existing improvements such as a shopping mall all the entitlement process is done and you know it passed.Unless you already have everything planned out and know what to anticipate and the pitfalls you can run into, get someone to team up with that has experience.

Could there be development plans to improve the nearby F area?