If you have 5 units or less, your opinion may not be as relevant to me because it is easy to be picky with few units.

Also, when you pay them off, you have to be very careful they release the lien properly or you have a cloud in your title.

I have an easy fix for it, but what do you guys think the value will go up to after it's fixed?

If I formed a company to do it, it would technically no longer be Private Lending (proper).  

The lender sends an inspector to decide what work needs to be done, the GC does the work, the inspector comes back to make sure the work was done properly, then releases payment to the GC.

@Joseph Mayes - Investors are easy to find if you bring them a good deal.

Qualifying for the VA Loan is relatively easy 0 down etc.

It was 4 mm, fairly  nice quality, and easy to install.

That would be an easy way to connect with some hard money lenders.

So the owner may go with whoever makes it easy for them but hey they are not the one putting money in your pocket or worked for the money you already have and whatever you do it is you who will have to work to make things work out well for you not the agent.