The truth is $15k covers a cosmetic makeover, not rehab, not updating, and certainly not remodeling.

No, you can't hit the print button on the appraisers brain for the "proof on paper" that lenders require, but lets not underestimate how incredible that computer on the top of our bodies is.

All i get from realtors is there body language if you not buying go away additude should i go else where,.

To be perfectly honest, trying to use artwork as collateral is going to be a on-off, can't really systematize something as wonky as that.If you wanted me to run it past an underwriter, I'm sure they would want a recent appraisal, done by an appraiser licensed by whatever certifying body licenses artwork appraisers.

It was rented to Fit Body Boot Camp and the guy was not able to pay since day 1 that we took over. 

I'm so sorry that you are having to learn on behalf of the property management bodies in the area your properties area located in;  it's like teaching an attorney how to do law!

One of them (a 4-plex) exceeds the 2% rule in a halfway decent part of town and I make over $200 a month per door despite my 10-year mortgage (I think the appraisal came in at 1K above what I paid). 

There's a lot more to lending than just finding a warm body and a deal. 

I've dealt with pimps, prostitutes, drug overdoses, venomous pet snakes, theft of service, dead bodies, break ins, walking in on an intruder, etc. 

There really is no downside, the only reason I've heard for people not getting licensed is that they don't want to have a governing body to answer to.