With a bank statement loan, if you have decent credit (700+) and 10-20% to put down, you can light your tax returns on fire and replace them with 12 or 24 months of bank statements showing your cashflow.

Replaced doors, updated some of the light fixtures, refurbished the kitchen cabinets and countertops.

So by finally hitting that bruising pain point, that means light at end of rate tunnel. 

Full new paint, new flooring (vinyl plank vs carpet), new cabinets, countertops, fixtures, sinks, tubs, lighting, basic rental grade appliances, etc.

Maybe @Travis Biziorek can shed some light on the Detroit market for you.

If it's a light doc DSCR lender for 1-10 Unit properties, they will look at monthly taxes, insurance, interest and principal payments as expenses and will not factor vacancies, PM fees, and other expenses.

It could be heat in the winter(in Michigan) or AC in the summer (imagine them running AC at 70 degrees all summer in Phoenix) or just general disregard for leaving lights on and things like that.

And that, is the hot potato no politician is willing to give any light to. 

I think the amount of responses you got was more than generous in light of the very small information you gave about your situation.

I enjoyed that mine was a one man band, and it was smooth and efficient, handled by email and short hand dialogue and simple resolutions.My eviction filings, so far have been "light weight," mostly gets people motivated to pay and stay.I spoke to a couple of firms, but they make it sound much more complicated and ugly than it has been in my case, so they aren't resonating with me.