One idea that comes to mind is to find a property where you can add appreciation by making improvements to the units or property.

With a target customer segment in mind, then you set about developing a product or service that your customer is willing to pay for that consistently meets their needs better than the competition.When we bought our two SF rentals, I used that same approach.  

They even cashed me out a little to make some final touch improvements.  

Also if it's currently occupied then you can perhaps count 75-100% of the income towards making the debt service payments but check with lender because I'm no expert on this!

This suggests that they are going to hang on to the tradeline on the books and service it themselves.

I know several of the MFH in that part of Roseville have those 1950s oil burning furnaces, they are at their service life, so it dies it dies.Also, you will need to put in Central Air I would guess.I get $850 and $725 for my units.  

Rather, all improvements are added to your tax basis.

We did pay the lawyer and servicing fees of around $1000.

Chances are extremely high that the Paul Davis, Servpro's, and Service Master's, etc. in your area do program work and are not independent.If I was in your position, I'd hire 2 independent firms who are certified by the IICRC in Fire & Smoke Restoration (FSRT certification) but ideally, have a Master Fire & Smoke Restoration certification.

Now for the good news: if you're simply acting as a rental collection service, or Contractor who handles repairs - you're fine without Licensing.