I'll ad a few points from my perspective. 

I'm assuming 4.5% commission ad a buddy of mine will list for 1.5% and buying agent gets 3%.

@Jesse Curtis you already got great comments from Pat, let me ad a few considerations.The big wildcard in your math is capex. 

Because of our location and amenities plus the fact that these are ground level garden-style homes across from a rapid transit station we are exploring the idea of converting to full ADA spec handicapped accessible.

Some call these toilets ADA height or comfort height, but we prefer to use the term chair height, which is a term being used more often in the industry.

That's because somebody sued under the "reasonable accommodation" requirements of the ADA.  

The case is United States of America, Appellant v Ada Bell Winthrop, Individually and as Executrix under the will of Guy L.

@Tobey PorterI would try an ADA height toilet which is a little taller than a standard one. 

Fair Housing doesn't address this directly but ADA does and I'm comfortable applying the same principal since they are both federal programs dealing with disabilities.

One was that there was a significant cost to make the units ADA compliant because I would have to make doorways and bathrooms larger for wheel chairs and the other was I tried to contact the list of agencies provided with the course and I hit a dead end on that after sending letters written exactly like a template provided with the course and I never received one response.