I wouldn't trust most appraisers to be able to accurately determine the as-is value of a fixer-upper.As an investor, this is your job. 

I believe I estimated accurately for a commercial loan. $10k for repairs may not be enough but it's tough to say from just a photo.  

Originally posted by @Mike Dymski:If you are getting frustrated over one property, your deal funnel is too small.Nice work on 13 units...that is not small-time. 100% accurate. 

That's a gamble some parents are not willing to take these days if they can afford not to.

With clear and accurate numbers, could I potentially go to a hard money lender to get some funds fronted? 

Waiting until next year is like gambling or fortune telling.

I would 95% assume it’s not, but I want to be thorough/accurate with it.The answer seems to be no strategy, but at least the depreciable amount is unaffected!

maybe one of our resident CPAs will chime in for accurate info

Accurate detailed records will make income to expenditures easy to determine.One of the biggest mistakes made by investors and business owners during tax season is believing misinformation. 

In addition what percentages do you use for vacancy, repairs, capex, and mgmt (if applicable) and how to tell those percentages are accurate for the property/area the property is located in?