Each deal is so different that its tough to tweak the proformas i do have. 

It's very tough to get the city to convert the zoning from single family to multifamily. 

I have one client with a shared housing  pad split and those are really tough to get financing on I would refi first before you pad split.

The lease option is tough to make work with your breakeven so far above market rent, especially if adding a rent credit creates too high a premium.

I took on some pretty tough title issues mostly because I didn't know any better.

One strategy could be to use it to secure an investment property in a lower-cost, higher-cash-flow market—essentially, using your funds to maximize returns without tapping into that 2.75% loan.Creative Financing: While seller financing can be tough in some markets (especially where sellers still have mortgages), you might want to explore subject-to deals.

If the target client is a healthcare worker who makes 100K+ per year and is staying a few months they will want a certain type of area, whereas a person only staying a weekend wants to be near their "event" and is more forgiving on other things.

And the apartment is an upper that's definitely tough to move into, so the furniture transfer does have some benefits (saves a lot of banging around/removing of doors from hinges/etc.).

Most tenants are tough on rental property but I would caution you to set aside some of the excess rents aside for reserves.

Tough to get a more apple to apple comparison.