Just a couple of ideas, but if you are thinking along these lines with respect to your particular property, you can probably squeeze a few extra bucks out a  month.

With all due respect to the development big firms out there, my project is very small and I believe I'd be best served by a small firm or even one-man shop, and frankly a bigger firm will likely not have time for a small deal.I simply need a low-cost conceptual plan that I can use for marketing to builders.

If you want to learn about real estate investing, buy the man lunchI’m often asked where the best place to get education is for new investors.Truthfully, some of the best seminars I’ve ever taken happened over lunch when I’ve taken out successful investors and had in-depth discussions.Here is how I prepare: before we go, I tell the investor I want to be respectful of his or her time; I ask how long they have for lunch?

A risk with this transaction is lower than anticipated rent ($650 is higher than any of our other units, but is being achieved by many other recently-listed units owned by others), but even at $600/mo cash flow is only slightly negative during the loan period and ROI and CoC are still 40% and 48%, respectively.  

I chose orange county because I am somewhat familiar with the area as I travel there quite often, the taxes are lower than nearby Rockland and Westchester counties, and the percentage of home sales have risen more than the respective counties over the past year. 

Respectfully disagree with @Michael Haynes here.

Once you get an idea of what works well (tiled shower/bath stall, tiled kitchen floor, appliances) in the respective price range this will go pretty quick for you.  

Much respect @Marshall Downs!

@Bar Mandalevy I have to respectfully disagree with John Anderson.

Using gross rent percentages of 8%, 5%, and 5% respectively that would be another $12,960 off of your NOI.