The investment sponsor often-times will work with a third-party valuation company to perform the valuation for the entire private investment.If the valuation is not provided, the IRA custodian may be forced to resign from your IRA or that particular investment, which means you would need to transfer it to another self-directed IRA to avoid taxes and possibly penalties.

Is it worth it to do an exterior face-lift (as far as forced appreciation and better renters & rent rate?)  

What's important is this: Are you willing to spend money to force the PM to pay for any of it (and likely fail), and if you are willing to spend money - how much are you willing to spend?

This lender never heard of Actual Cash Value insurance policy so they "forced" me to change insurance to replacement value based policy, increasing the premium per year by more than 600 USD2.

Then I can move in and work on the house for 9-12 months paying on the HELOC, then once its in better shape to qualify for a bank loan (and hopefully after some forced appreciation) I can get it into a more suitable long term note.

Additionally, you cannot force them to re-apply assume there are leases in place. 

Since this is a condo complex and not an apartment complex, we cannot force the owner to act, especially since we don’t have rules that ban smoking.

The prices got so high that it's forcing everyone out to places where their money goes so much further.

His meetings are standing g room only and I expect that he will be forced to expand one day soon.  

You can be profitable and if the cash isn't flowing favorably you can still be forced out.