I have a former client in PA that owned some car washes in his hometown.

Being a broker myself, I can attest to the incredible value you can bring to clients by understanding not only the brokering side of things, but the application of those funds. 

There is no given answer here, because the whole property needs to be relatively consistent.Kitchens and baths are the common answer, but if they are passable and you choose to invest in them anyways at the expense of peeling paint (or off putting exterior color) and overgrown landscaping, the appraiser and tenant will be walking up with a bad taste in their mouth, thereby not valuing the interior work you have done.But think about the general flow of someone looking to rent: more bedrooms will typically dictate more rent.  

And the only "client" reviews I've seen mention that their customer service is non responsive and difficult to get a hold of once you're purchased their services.

That is subjective though - I just advise my exchange clients to understand that number and understand their exposure.

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.

I ran your numbers in my own deal analyzer that I use for my clients that I want to share with you. 

I had a couple clients lock in just recently at 7.1% on 10-30 unit deals.

Always interested in hearing more for either myself or clients looking.

I'm happy to connect you with the lenders our clients work with for this strategy in the Austin area.