What would you do to improve it? 

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. 

It shouldn't be a question of this versus that, both an LLC and an Umbrella Policy are good to CYA. 

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.

I think it helps flippers as it is easy to find the purchase pricesp versus selling price.  

Gain is your net sales price minus your adjusted cost basis (purchase price plus capital improvements minus depreciation). 

We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

I am going to be lending to an investor on a single family home. There will be renovation of the home that is $82,500 worth of renovation. The Homeowners Insurance will include Builder's Risk. During this renovation...