Do you have any tips on how to maximize the appraisal value without major construction.

Most brokerages with a commercial RE department allows you to use Costar, LoopNet for free. 

Since you have purchased real estate before, you will notice it is nearly identical to the contract your realtor uses.I took the completed contract as well as the earnest money deposit to a title company who did the majority of the work.

Major fixes from inspection are 1) New roof, 2) New HVAC 3) Repair fireplaces 4) Water Heater.

Not sure how things are in Columbus, but I'd reach out to your states' real estate board/commission/department for clarification on what can and cannot be done without a real estate license.

We did a lot of the work our selves and sub-contracted the pieces major pieces out.

Option 3) Contact your local government department who deals with housing habitability. 

Are majority of investors using spreadsheets, online software, or old school paper and pen?

I've read many articles, but the majority of them are complicated. 

Her home is in a VERY good location next to the best elementary school in the area, next to (but not too close to) a major highway that goes straight into Destin (major tourist/shopping beach town), and on a half-acre lot.