I, followed up and contacted the townships as well to confirm that there were no unpaid fees owed by the current owners.

I want to BRRRR this.I confirmed the square feet with the city tax assessor, and he told me that the previous owner never allowed him access to the home because he did not want to pay the city taxes for an extra 2500 sq. ft.

My 3rd option would be canceling a reservation.2nd option would be getting one of the 2 guests to cancel.

The 6 unit is 19.84% CoC and would take all my reserves but this would grow quickly to reinvest in the next one which has $1,000 a month cash flow.

I also understand the importance of cash reserves. 

Or do I have some more time to investigate more in detail, just to confirm.

One tenant will be moving in with us so the house will cashflow and act as our reserve.

That's helpful to have confirmed, it certainly felt like it shouldn't be the case.

You'd still want to keep a reserves account, which is why I put the $1.5M on the low range. 

Start crunching numbers and always remember Real Estate investing comes with a world of challenges so always always have reserves.