Then, if you do an analysis after 2-3 years projected cash flows stabilize, equity improves, and the area is growing and we’re seeing larger national businesses move in, so I think the growth trend should continue.

Investing with an abundance mindset versus a lack mindset will always be much more productive.

But I don't know with those improvements if we could have gotten it up to 425. the as is CMA my realtor did on the property came up to 339,000. and it was listed at 315, I'm interested to see what the bids were on the property.

Trying to meet and exceed expectations isn't easy, that's why we NEVER stop improving:)

I’d do the improvement.

Also, do you have a mix of LTR with STR , or do you focus all on one versus another etc.

We keep track of property expenses - all maintenance expenses, improvements, and business expenses, as allowed in the tax code (like a subscription to Wall Street Journal and lunch with other investors). 

Even if they play hard ball, from your numbers above, you'd make about a 30% return on the improvements- that's not bad when coupled with good cash flow. 

You will likely have to file an unlawful detainer versus standard eviction.

Use that as a template and improve as needed:)https://www.biggerpockets.com/...