All of which have different approaches and cost ramifications.Many investors compound their losses by hiring any contractor interested in their job because they don’t understand or have the skillset to cultivate, communicate, evaluate, or manage contractors effectively.

Below are a list of items I ran into that hopefully you can skip:Bought a Frankenstein triplex (wires, plumbing, venting, all crossed multiple units) - Any time I had a repair it usually effected multiple units and drywall/paint/flooring had to be replaced.Utility Companies - I was charged $3k in one month for a sewer bill.

Or does anyone have other thoughts on creative options for a cost effective approach?

If your keeping this property don't use carpet even if it doesn't effect the appraisal.

Regarding your third question, our market is moving so quickly, the part time agents (without team support) struggle big time to get in to houses and to service their clients effectively.

My guess is that they somehow communicate to the appraiser that they (the bank) wants a low appraisal to give them a legal reason for not doing the mortgage. 

What can more dramatically effect your investment is which street and neighborhood within those metros you are on.  

Remember you have to take different actions to have different results, so make sure you understand the market needs and catch up with trends.2) Cold Calling always works.This old but effective technique always works.

You can give them a new lease with an effective date the day after expiration and they can choose to sign and stay or to move out at the end of their current lease.If they are on a month-to-month lease, then you can make any changes you want with 30-day notice.

Didn't effect my loan amount, but you very well could get that $325k from a new appraiser, if there are new comps, or now that some work has been done, etc.