Put some old fashioned elbow grease into it and I'd be surprised if you can't sell this season.

So if I state in the agreement that seller will pay up to 6% concessions, is there a way that I can structure it in an incremental fashion.

I’ve fashioned a 4X4 “4-Week 4-Touch” Marketing Campaign from forums on the WWW and Bigger Pockets.

Fashion your mission statement around that.If you haven't figured out a niche then put your mission statement on the back burner.  

.#2 - partner with owner in some fashion - we work together for say 5 years -- at the end of 5 years I have the option to buy at an agreed price?

However, you are free to structure the deal in any fashion you want.However, this is absolutely the kind of thing that you will need both a lawyer and an accountant to advise you on.  

I would suspect that most major cities address short term, rooming houses in some form or fashion.

If you continue in this fashion what more could they want??  

@Geoffrey Serdar, @Michael Ealy maybe just provided the worst advice I've seen on the forums in at least 20-minutes...anyway, unless you are a fan of litigation and an ensuing fair housing violation, you need to honor the terms of the lease...if you evict in a retaliatory fashion you're walking into a hornets nest.

I work with Hailey specifically, who gets deals closed in a timely and diligent fashion.