@Peter Jaglom a combination of both price and block. 

Having a similar year to yours: suicide/OD last week, ugly eviction earlier this year, 5 other turnovers of longterm tenants (which as you know means addressing lots of deferred maintenance issues/full-blown rehab during make-ready) and several unexpected cap ex issues ($30k roof that hemorrhaged several leaks into the building after a hail storm, sewer line that blew up under a newly remodeled kitchen, furnace that crapped the bed on the coldest night of the year, etc.).

I use a combination of many online ARV estimators, plus my realtor.

Once the repairs are done, you can get a rate & term refi (different than cash out refi) to combine the two loans into one. 

I'm just now starting to look and I went on Lending Tree and was offered a "Combination Loan" by one of their companies called lower.com.

At this point I look like a slum Lord, not the business man I to be.I rally the troops and I get out there clean all the crap, jet the sewer.

Your net worth or combined net worth if you bring in guarantors will need to equal the loan amount and they typically require roughly 10% liquidity of the loan amount from all guarantors.It can be a smart move for your first multifamily property to be a yield play so it is cash flowing from day one and you don't have as many headaches with a value-add deal.

If you have experience in real estate photography, why not combine your skill and your money toward someone else's deal?

Those losers have the crap job of justifying their own existence by making examples and charging fines. 

I think I'll try a combination of things suggested here.