Any capital improvements on a not owned yet property would involve a complex 1031 you’d want someone like @Dave Foster involved in. 

Personally If you like your current residence and hope to stay there long term I would forgo major improvements on my primary and use all investment savings to make you more money and cash flow. 

Offering discounts for weekday or longer stays could also help improve occupancy.

Sure, I could look for a higher paying job, but I was wondering if anyone has any creative short-term methods to improve my ratio.

Whether it’s advice, joint ventures, or even just sharing your experiences, your input would mean a lot.Feel free to drop a comment below or message me directly.

Once the construction of the business building was far enough along (but no more than 180 days) that the price of the land and the amount of improvements you make on it are equal to the sale of your old investment property you take title to it and that would complete your 1031 exchange. 

And sometimes, we are not materially improving what you could have done  yourself. 

Keep track of 3 buckets.1) Owner occupied portion - potential deductions for schedule A2) Tenant occupied portion - potential deductions for schedule E3) Jointly occupied portion - likely prorated for both schedules.There are nuances to this, so I recommend looking for a tax pro who can coach you on this. 

➡️Consider joint ventures or syndication.

Simultaneously improve our process and communication systems. 4.