List of all items remodeled and how much they cost and the comps in the area (some appraisers come from out of the area and you know best what the comps are and numbers are).Other option: if the numbers turn to be tight and you cannot refi, I would think about selling it lower and taking less on the deal to get your hands washed from the project.

I want to be somewhat hands on so I would pick markets that are driveable for you and visit frequently. 

There are a couple of DIY cost segregation companies that provide you a questionnaire to complete to generate your report.I normally recommend a home inspection and appraisal in hand when completing the questionnaire.The completion of the study is instant.Best of luck.

There was also a failing retaining wall in the rear of the property that completely blocked natural light form a handful of houses, and was technically on the property line and a shared responsibility.

There are a handful of gulf front complexes that still cash flow positively but you need to be very careful as to which complex you choose as not all complexes and especially HOA's are created or managed equally. 

REI Hub is the best, hands down, IMO.

They started trading hand written IOUs for food.

I personally own a handful of rentals here and while it is a bit harder to find those cashflowing deals - they are there!

If real estate investors perform these tasks consistently, you make the plaintiff's attorneys job far easier because again they are chasing insurance proceeds and you are handing that over on a silver platter in a way where they are far less likely to care about you personally.What a great answer! 

If you think you want to try syndications, read The Hands-Off Investor by @Brian Burke before you do anything.