But it's hard to calculate the ARV (by myself at least) without having access to a realtor that can run the numbers for me.

Unfortunately, that means you might not get access to those off market deals first.

When I did have repairs the contractors had issues getting access even after multiple notifications to the tenants.

If you're wanting to get access to some of your basis to get some chips off the table then do a complete 1031 sell, and buy at least as much as your net sale. 

But, if you don't have access to off-market deals yourself or know all the wholesaler, you aren't really of much use to them in finding a deal since they know other people with MLS access and are probably on several drip campaigns daily.

You can access the same rental calculators on multiple websites for free, I do not see where $500.00 annually is worth it.

Looking for recommendations on a CPA to fill out a 990-T form for my self-directed IRA.

I talked to another investor who experienced this as well, at the same bank.I have a couple questions: 1) Why and how can a bank collect more than what is owed to them in an event of foreclosure and 2) does this inflated amount recorded on the mortgage lock me out from accessing the equity in the property, if for example I'd like to add a 2nd lien, cross-collateralize the equity or cash out refi someday?

Just make sure you have an investor friendly Realtor, Contractor, Lawyer, and access to financing. 

I have access to credit cards totaling over $20,000, but it occurs to me that getting a loan would be lower interest for a down payment.