We have used a fair wage and track the time to be fair to the sweat equity being performed. 

The home is used as security for the debt.

Is there a security deposit?

But if you have a hard time getting a portfolio loan then you might try getting a business loan or a business line of credit that is secured by the equity of those properties.

The home was occupied at the time by a tenant and the property manager had collected the tenant's security deposit before I closed on the home a month later. 

Unlike passive rental income, the income from an active trade or business is subject to self employment tax (a nasty 15% tax commonly referred to a "social security and medicare" by working folks).

Also, ask agencies what square footage performs best.

In the future, any similar situation, hire someone else to do the work, show the Tenant the receipt, deduct the amount from the security deposit.

But they need a security deposit of around $1500 .  

The line is properly capped, turned off and secured when the tenant leaves.