They usually deal with a lot of banks (like you're attempting to do on your own right now), so they have an idea on who can best service whatever type of loan that you need.

The upstairs apts are in need of flooring , one might need a kitchen , so looking at around 20k worth of work , according to owner , arv is around 120k .

Maybe try and connect with someone on your area and find a way to provide them some service and you can learn the business in the meantime. 

The main floor would get one across the ceiling where the front hallway is.

@Edward Durante Thank you for your service!

After mortgage service, with 25% down, yearly profit is 16,300.  

I'm guessing some people us the entire ground floor for parking in such instances depending on the scale of their project).If you don't mind me asking - have you (Anyone else reading this thread too) or do you plan on doing this sort of expansion with any of your own properties?

There's also good commuter rail service for buyers who commute into Boston.Let's connect and see what we can do together.

Can I get a better assessment by installing wooden floors upstairs, putting up a fence, "improving" the kitchen, or having a perfect lawn?

I will need to run electricity to the garage from either the 1st or 2nd floor tenants electrical service (just to work on the property, not actually putting electricity permanently in the garage).