And if you want to get a 'broker exclusive' from them (basically they'll give you a maybe one other person a call when they got something hot instead of blasting it out to their list) then find out what you need to do to make the deal with them as smooth as possible: Minimize the attorney review.

We brought in a PM company and it's been smooth sailing ever since.

However, the good deals tend to smooth out the bad.

People love to talk about their home, so this can be a great question to get them talking if the conversation isn't flowing too smoothly (it also helps you uncover important information about the condition of the home). 

I informed her that I would help her find a new place for no charge-I just wanted to do whatever I needed to do to get this deal done smoothly and quickly.

When they hear that, they generally realize that they cannot deny their are having mortgage problems, and the conversation often goes more smoothly...

wish your next deal go more smoothly!

Given all of the various obstacles I think that it is very unlikely that your plan will work, or at least not smoothly.

Again, in our case, it is all about communicating with an investor on the front end for what they can expect and being transparent about how we handle scenarios that may not go smooth or as expected.As for real value, so that I'm not mis-understood, there is real value to a higher-end renovation.  

Hope the big move goes smoothly.