I’ll say that all the units are either efficiency or 1 bedroom units and not very large.

But good luck finding a place like this that doesn't need $15K in improvements to get that kind of rent. 

I am looking for creative ways to improve my deal flow. 

It would be helpful to convince them to include the rental income in the denominator, which would improve the DTI calculation.How many units are in the property you're trying to purchase?

They could also give you recommendations on what improvements could bring additional value in your market.

Would he be able to hold off on depreciating the property (with improvements) until all the costs that are to get the property ready for its intended use are complete? 

I prepare to stay for 2 years, while adding value, for tax free gains...and I like improving houses. 

Calif Civil Code 1954 states "Landlord my enter dwelling to make necessary or agreed repairs, decorations, alterations, or improvements..." 

One word of caution: value-add and forced appreciation really only apply to property 5-units+ that are valued based on the income approach. 3 unit deals generally don't benefit from this.That said, I'm sure the value of the property will indeed increase due to your improvements.

I wonder how many people have a budget for training/self improvement.