So there have been many many developers and people come in after the guys made the big money in the 50 60s and early 70s then have to use modern development standards and just could not make it work..

My value play going in is with modernization and rent increases.

A year ago I bought an investment property (built in 1895 with knob and tube wiring) and decided to hire an electrician to do a full re-wire of a 3-family multi-family to disconnect all knob and tube and run all new modern wiring. 

It was a complete gut job to completely modernize and expand the house.

So long as the job is done correctly and the stucco lathe (which is your moisture barrier) is installed proper, you should not have moisture issues with stucco and may be your best and most modern choice.

I use Home Depot for the finishes, light fixtures, faucets, sinks, hardware,  I think they have a more modern selection.  

Taking that into account, you can spend just a little bit more in my scenario and you will have a nearly new one owner car with modern safety, gas mileage, entertainment system, etc. 

If they don't partner with anyone or give referrals, then I'd just call around and get estimates from several, Foremost, American Modern, etc.  

No bank is gonna loan you a penny under those conditions and most hard money lenders would probably take a pass as well.Only a private lender( millionaire) might be willing to help for a huge interest rate that will make you cry.What do you want the cash for exactly,it makes a difference.My advice since you have 5 free and clear properties is too to sell the 3 worse ones for whatever cash you can get and invest it in repairing the best two into modern top of the line properties charging premium rent and maximizing the ARV.

Thanks to modern technology, we've been able to successfully manage our properties in Utah without worry.