@Joseph Chiofalo has some great nationwide STR investment loan products and fixed rate second/Helocs for investors loans clients tapped into recently. 

For example, below is a photo of a boarded-up fire-damaged property in poor condition.The popular site for a rental estimates I checked predicted the rent as $2,199/Mo.

If so, how was your experience with their service and loan products?

It is not cheap to purchase quality cleaning products  In addition, to properly clean, it takes time and alot of elbow greass.

The returns initially are poor.  

Now this poor guy is left with 35,000 from the sale .

Books like "Rich Dad Poor Dad" and "The Millionaire Real Estate Investor" can give good tips.

I have managed my rentals on a very basic spreadsheet (poorly managed) and it is time to clean up my accounting and legal structures.Can anyone opine on a cheap and effective software for the accounting side of the business? 

Some lenders will waive escrow accounts- some for free depending on the loan product and down payment and some with a .25 add to the current rate. 

If the lender you talked to only has this option, you should shop around for lenders that have other loan products-80% cash-out refinance is going to be challenging in any circumstances, but especially with a short seasoning period.