Based on our 1031 and commercial loan, we are trying to figure out how to separate out some of the duds.

Does anyone have any tips/ advice to help make sure my property will appraise for what I planned on based on my rehab?

Spending on expensive upgrades is not the answer to improve your tenant base in this type of area.Keep the homes habitable, clean, and safe. 

Also offers contingency based collection but price was not obvious. - AOA Debt Reporting Service: letter sent w 120 days to pay (with credit bureau reporting) after which it rolls over contingency plan with collection agency getting 38%.I know I would not want the task for what they charge.  

These loans are short-term, asset-based, and designed for situations like yours.

For example, you could create a weighted structure where a percentage of profits is based on cash contributions, and another portion compensates for rehab or management efforts.Rent Payments and Tax-Free Profits:If you structure it as an owner-occupied property, the rent you pay could be shared proportionally, but tax-free gains on resale may only apply to your share, as you’d be the owner-occupant.

How to Price the Condos: Do a reverse amortization schedule for a 30-year mortgage based on Room Rental Prices in the Area.

Based on what I'm reading here I would focus more on Airbnb/Vrbo.

Based on the questions you are asking I think you need to spend more time listening to podcasts like Bigger Pockets and Bigger Pockets Rookie.

That said, I am thinking about Wake Forest, Garner, Apex as frontrunners based on the fact that they are closer to RTP and have generally good schools.