The investors will be LPs, also want equal equity stakes down the line, even with less or minimal initial investment upfront and wanted to see if anyone has selling / talking points to justify that position. 

Bottom line, the phrase IMPLIES that there was more value to be gained that wasn't realized.

The reason for this is because most mechanicals electric plumbing are more in line with today's code, and a lot of these properties typically need more cosmetic type of rehab.

Not sure if these are all investment properties or if you're including a primary or second home, but my suggestion would be a cash out refi of an investment property to pay off your debt, and a line of credit on your primary to have available for reserves if needed.

I should clarify a couple of things - the city is abandoning their current drain line as its undersized and installing larger pipe next to it so can't be a trenchless pipe but would have been nice. 

I have had no luck trying to propose seller financing through realtors for on market listings.Bottom line, either spend some time and/or money marketing direct to seller or networking with investors that have been around for awhile.

They spend a ton of money on advertising their product and apparently have none left over to spend on product development.

Have the tenant pay for repairs and maintenance with future rent increases by using a line of credit.

. - Products & Services enable us to track each 'phase' of the rehab. - Projects give us visibility on my projects- My CPA can easily access the reports for tax preparation.

Site cleaning may be the single most underfunded line item on construction budgets which often leads to dangerous work sites.