They are not as scary as some make them out to be, you just want to be certain that you can regularly contribute to the principal of the HELOC/home equity loan (on top of your monthly interest only payments), so you can pay the balance off within a reasonable amount of time. 

If old equipmEnt you need to add $xx,xxx capex costs for the next theee years while you clean things up.  

But if you are using seller financing and a regular CRE loan, the seller will need to be comfortable subordinating.

If the tenants are being picky, it is also possible that they are being picky because of the shortcomings of the PM so they may not be able to (understandably) trust that the unit and carpets were actually cleaned. 

If you are local check up on your contractor regularly. 

It’s currently a mess but the f/c will clean it up. 

Most investors I work with do either a regular refi DSCR loan or, take up to 75% or 80% of equity out of the home through a cash-out refi. 

I would start off by getting several quotes.I can tell you that my regular AC guy charges 40% more than the guy I go with.  

@Derrek J HooymanI'd personally wait til after the tenant moves out again so that you have a clean slate to work from.I feel like value add recommendations have to come from you or your realtor...aka someone who has seen the property and ran the numbers. 

I purchased rentals that are all clean BRRRRs and meet the 1% rule then grew my portfolio to over seven figures.