I suspect there could be some truth behind Melanies claims based on that thread..

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. 

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

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

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

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.  

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.

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.

Hi all! Excited to join the BP community.
About myself - I am a principal of a RE development company and co-founder of an proptech company. 
On the RE side - I own/developed 2,000 residential units across the Unite...