Rates are also better with these than with an investment loan.There are a couple of investment loan programs available that offer 10% down as well with no PMI, but they have slightly higher rates.

Do you offer such services?

However, rezoning now could still offer some advantages depending on your long-term goals.

.- Does anyone see any flaws or can offer some improvements/considerations to the financing strategy of this plan? 

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

In order to entice me to invest in spite of my hesitation, a better ROI must be offered to me.

You can even connect with local HR teams and offer small referral bonuses to get more bookings.

Sounds like an easily executable deal from what you've stated but likely need more color to offer path forward, terms, etc.

 I am in search of a spreadsheet to determine the profitability of flipping a house before making an offer to an HML I am new to this process and would appreciate any advice.

The company I currently use for my other investment homes said they don't offer management for any co living... unless everyone in the home is on one lease.