High cost coastal markets like SF and NYC will go down, as will the high end product in most markets.

One tab by property that includes everything related to that particular property, which then feed a consolidated tab that calculates different indicators and also feed different reports and summary pages to have a quick overview of the portfolio.Spreadsheets are still my go to because it remains both the cheapest solution and the most flexible (and secured, no third-party reliance)

Your best bet is to skip the big banks and call regional banks and local credit unions, they are much more likely to have more flexible terms and products. 

@Clayton Ballard if you know the product you need but just need it in a specific state try posting in that state forum.

If you have a decent product product at a decent price, it will fly off the shelf. 

What is relevant is that if you invest this additional money well, it will product additional returns.As for the rate ...   

I would do shrubbery and some lawn care-but then you will need a service contract.Enquire with the local trades for the best products to handle changes in weather and snow removal etc.Are you going without a PM on this project?

If you do this, I would recommend you offer different products. 

Typically this means they will take longer to close, may not have all the information of the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.

Don't think I would do it while it's actively being rented due to the unforeseen complications with your lease agreement, although once you do make your improvements focus on quality, which will allow you to ask a higher rental rate and will as a by product help with your screening process and hopefully attract a better tenant which should ultimately increase your ROI.