Pull the access panels and look at the plumbing. 

The Virginia Housing Committee did create panel to do a feasibility study on rent control. 

Gave it new all new siding, new electrical panel and 60% new wiring, a metal roof, paint inside and out, a mudroom, gourmet kitchen and a pantry.

They used cheap paneling in the bathroom that probably won't last a year.

I think it's pretty well established at this point that the banks with the better "quoted" terms/conditions/rates/etc have more conservative appraiser panels. 

Scope of work would include:Upgrading to 200 amp panelNew exterior Service Switching to 2 gang service to accommodate a second panel/meter for the garage.Thank you in advance for anyone you can recommend, hope to be able to return the favor as well!

We are exploring our options at the moment because the main utility panel already has to be moved as it is located in one of the units in a bathroom which is not up to code.

should it be modular, panelized or kit?

The electrical system would need to be upgraded (small main service panel, not much electrical capacity). 

Peripheral work to separate lines that service two areas from one panel can get expensive.I upgraded one of my services from 100 to 200amps for $800 (materials) because the town did not require a permit, but I had a State Inspector sign off ($54) after the work was complete.