I am dealing with this situation with a client of mine where proving those payments is hanging up the refinance, so as long as it is clearly documented with the exact lease amount being paid over that time in the account, then most groups should be fine. 

However, like you I'm looking for low hanging fruit (easy improvements) to set myself apart from other units.

There may be ways to share space but give the impression of a separate unit (such as an unpermitted wall up to create separation). 

Is changing a broken wall plate a "service" according to this section?

In my area, not only is there zoning regulations, but building regulations where 3 families are built to different building standards, such as cement walls for boiler rooms, sprinklers, fire escapes to name a few.

That shouldn’t be too hard either because the kitchen and bathroom are right next to each other only separated by a wall (would just need to figure out the hose bibs). 

There are also limits to what does/doesn't need a permit, so attempting to find properties that don't require walls to be moved or other issues that may require a permit would be helpful too in the interim.

Things to look out for are old windows, old wood siding, peeling paint on exteriors and interiors, and damage to window sills, door frames, and walls.  

Quote from @Jaron Walling: @Kent Depwe Indianapolis has a lot of Sec 8 opportunities if your stomach can handle it.

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