We used PropertyZar.com (full disclosure - I am associated with them)

As for a Home Owner Association (HOA), whether it needs to comply depends on its legal structure and tax status.

The mortgage is about to expire in one month and 10 days, the house only has a new roof and the city gave us new requirements where we hired an architect to complete a survey and he should have that completed next week but then the city has to review the subdivision application and hopefully approve it so that we can start getting permits, fixing the house, and sell it.

A better approach might be to find a REI Association in the area(s) and ask other investors for their recommendations - it's not uncommon to choose a different appraiser depending on the type of property (residential vs commercial MFH vs. office or industrial) and the objective of the appraisal.

If there’s a lawsuit or financial risk associated with the property, the LLC structure helps limit your personal exposure by acting as a liability shield.

The tradeoff on the joint financing is going to be the (refi) costs associated w any transfer of ownership, HOWEVER transferring title to the LLC is unlikely to trigger due on sale (b/c it sounds like most banks simply aren't monitoring and/or enforcing due on sale in these instances) which would make the ownership (sans the actual mortgage note) more easily transferable than exiting your position as an individual owner?

(source Indiana Association of Realtors).  

If you sell the property (regardless of whom to), you will pay all the fees and transfer taxes associated with that sale - likely thousands of dollars.  

There is funding out there from the city and other associations.

A great way to start is by attending RE events and joining a local investors association.