I’m wondering if the ARV would possibly increase with a modern update or if it’s even worth doing the rehab? 

You can hire inspectors or agents to view the property for move-out inspections and then coordinate with Rent Collection:  With modern technology this is all done digitally. 

One involved using a funnel from one of his toys and one involved doing something in an assembly line fashion to reduce the amount of time it took to switch tasks. 

Thats the problem with the modern legal system letting anybody file anything and Attorney's now taking cases on contingency.

During that time, I completely renovated the two upstairs full bathrooms to add a modern touch.

Step 1: Get real estate-focused tax/accounting softwareStep 2: Have a dedicated bank account for each rental  Step 3: If you link these dedicated bank accounts to a modern system it will auto-categorizeStep 4: Review categorized transactions monthly (auto-categorize is 90% accurate)If you need help reviewing the 10% of transactions that weren't auto-categorized correctly by AI for whatever reason your CPA can help your review this at the end of the year when they prepare your taxes by quickly scanning transactions. 

There are a few nearby lodges which were built in the 70's - very dated paint / decor inside and outside the building, no modern HVAC, etc.

Some great insurance companies to consider are American Modern, TowerHill, Aegis, Safeco, Travelers. 

We are growing with lots of networking and good old fashioned hard work.

@Matthew R McnultyYou're completely right that the best way to go is still the old-fashioned driving for dollars and relationships.Market inefficiencies are what the smart real estate investor should look for.