I'm looking at traffic count around 12,000 cars a day there. 

Most investors walk a building, identify windows and other benchmarks and rely on these elements in coming to their own conclusion on unit layouts and unit count.

Regarding the bedroom count, I say "five bedrooms" because if I advertise 6 I am nervous that the county will come after me and shut me down for advertising more than what it's permitted as.

No matter what happens, you can generally count on real estate rising with the tide of inflation (not just the hopeful appreciation of market inequities). 

If your primary address is set up to your property and you sleep there once a month, that may be enough to count as "owner occupied".Hopefully this helps a little bit, I am sure there is a lender on BP that can give you a more accurate answer.

The rental market is competitive and they will have difficulty finding something, can’t count on them leaving on schedule.

That answer tells you the most popular bedroom count and knowledge about traveler's behaviors.

Typically, this financing options available for properties with these unit-counts have looked more like the options for commercial real estate or large apartment building financing.

This would Not count for your lender when you refi.

If you must count something, count grams of fiber intake and aim for 50g/day.