In addition lower rents will decrease the value of a property, not necessarily its appraised value, because no buyer will desire to pay retail for properties with reduced cash flow.

I have found some information that might be helpful John.There are government backed programs like Fannie Mae Homestyle Renovation Loan and Freddie Mac Home Possible Renovation Loan, in addition to the FHA 203k loan. 

You have to determine if the additional complications and costs are worth the investment in a Title Holding Trust or Land Trust.  

In a perfect situation, the payment will still be delayed (even if by hours) using this additional system.And secondly, many of these vendors have "clawback" provisions where, in their terms of service, you give them permission to go back into your account - even weeks after the fact - and reverse a deposit that was made by your tenant.My system is simple, allows for tenants to pay through multiple means, and does not cost me anything extra.

Feel free to reach out if you have any additional questions.Cost Segregation FAQ

Additionally, there are Facebook groups where you can find some decent help, but there has to be quite a bit more due diligence and vetting with any and all contractors.

I'm almost tempted to turn them over to a debt collection agency because a buck is better than nothing.Cheers.

I'll echo what Zeke mentioned about interviewing multiple realtors / PM's / Contractors to make sure you can get a good idea of what the area is like, in addition to working with someone you're comfortable with. 

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

We plan to keep this property long-term as part of our portfolio and look for additional investing opportunities in the future.