The area is improving and we wanted to help Columbus improve the downtown areasHow did you find this deal and how did you negotiate it?

Historically 10 years after purchase the cash flow situation is much improved from the initial cash flow.  

The only amount abated is the improvements made

Given the issue took 4 weeks to reach a temporary solution, maybe you could have looked into renting a portable or temporary unit immediately after the first expert told you this problem would be difficult to fix. 4 weeks with now circulating air in 100 degree weather is brutal - I know, I grew up in central Florida, where we don't have the luxury of the ocean breeze. 

Many have guidelines for improvements especially basement finishes.  

Does anyone have any advice on how to improve my lead generation for apartments?

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusionThe answer to your $10,000 question is it depends on if the unit is in service and what the breakdown of the $10,000 is(repair vs improvement) and if there is any safe harbor/election to currently expense the items.

My goal is to refi with cash out of the row house to make improvements to the property and to start wholesaling for cash flow to then move to purchase notes and/or multi-families to diversify my risk.

If you're not making improvements, what you paid is, by definition, the value of the property.

Increased insurance costs for new valuation with your improvements?