As long as the assets are performing, I'd be surprised if you did not find at least one that was willing to give a portfolio loan out on them.Hope this helps a bit - please, feel free to reach out anytime if you have other questions or just want to chat!

Most properties are very under rented and don't perform well unless rents can be increased.

Will a property manager perform due diligence on a property?

Honestly, I'm just scared and can use advice on how you would move forward.How do you find accurately reliable ARV's in this situation?

The ONLY way you (the investor/homeowner) gets screwed is IF you do not perform the proper paperwork, i.e. lien releases upon each payment.

Will perform minor cosmetic updates, increase rents.

My software and system keeps my records accurate-to-the-penny.

I use that term because I'm fully aware of the license requirement for a Property Manager.As a Maintenance Coordinator the individual would be responsible for coordinating any work to be performed. 

I found it to be nauseatingly accurate.

Still going to require some balance so taking the time to get the most complete and accurate picture on renovation estimates and tenant situation so make sure the deal still works.