This would save us probably $500-$800/mo.With all these monthly expenses set aside, is it bad to 'massage' the numbers even if I'm willing to manage the property on my own since that alone is 10% of rental income?

You can lower the rent or enhance the property to be better than the competition.

There also are going to be some banks that refuse to be creative and have a very small box and other banks that are up for being more creative, massaging their LTV, changing their rates if you will shorten your arm, etc.

I would play around with changing your minimum night stays to at least 4, using surge pricing on the weekends, or using something like PriceLabs "mid-term stay dynamic minimums" to massage the booking tendencies here.

I will have all new plumbing installed, roof, kitchens, bathrooms, create laundry rooms for every unit, and cosmetically enhance the place both inside and out.

I am also a massage therapist and have a private practice out of my house, so this isn't new territory for me either.

Everyone over age 18 should pass a criminal check and be comfortable that they are enhancing rather than harming the property and household dynamics. 

They don't work a "job" so they have the time to source the best foods, get 9 hours of sleep every night, get regular massages, etc.

We're happy to do our best to provide value in return and look forward to enhancing how much value we can provide fellow members in the future.Don't be a stranger and best of luck with your real estate goals!

Filming porn, massage parlors with happy endings, etc.