They seem to keep going back and forth on this issue.

I have done extensive research in the risks, how to structure such deals to mitigate those risks as effectively as possible, and legal considerations of each strategy. 

The issue I see with your $500 allowance is that in some seasons they will definitely be seeing a big cost.

That's the reason why we sign leases in person, so we can go over the main issues in person and make sure they are understood. 

While the location is great, parking is an issue, and can really only accommodate about 4 - 5 cars total at time reasonably. 

I've even reached out to start designing the townhomes) My issue now is: i do not have a builder.

Whenever I am having an issue with financing, I normally reach out to local institutions.

Quote from @Aaron Zimmerman: I would look for other ways to legally reduce income such as cost segregation studies.

In my 30 years doing this I’ve found that as long as you address each issue that comes up properly and do the repair needed to bring that part of the building up to current code then you will be fine.

We can turn them around in just a days notice, we’ve actually had wholesalers come to us day of close because an issue popped up with contract verbiage or $ disclosure etc.