I sincerely thank you for accompanying me on this little journey, friends, for the lending of a sympathetic ear is counted among the finest things on earth. 

you answered your own question... if you can make 100k selling as is or you have to put 100k into it to make 100k net.. that is a no brainer no need to ask anyone you have that figure out.. take the money count your blessings and move on..

Even if we assume a conservative 5% year over year appreciation on your properties, if leveraged with a 5:1 ratio you should see 25% ROI or IRR with leveraged appreciation alone, not counting "cash flow".

When there is a different bedroom and bathroom count on the MLS vs. public records, which are they permitted to use for appraisal purposes?  

If you're not a guarantor on his loans it shouldn't count against you.

But since you can't count on appreciation, being able to buy below market in an A area is a great way to 'force' appreciation immediately in case the actual long-term appreciation is disappointing. 

The home you live in is NOT an investment...it is however your biggest cost.This is a simple math problem.If you put money in a property and leave it there, it is a negative number = Your cashIf you get money out of a project, it is a positive number = your profit or cash flowIf someone else puts the money in a project, it doesn't count as positive or negative = leveraged funds...unless, you have to pay for those funds = loan interest.However, if someone else pays for those "interest costs", they don't count as positive or negative = Cash flowJust apply all the cash moving in and out of your deal(s) to one of the above definitions, add (or subtract) all the numbers as indicated above, and you will see either a total that is positive...or negative.If it's positive, you are making money.  

They may be under the p false impression that their deposit can count towards the last month of rent.  

She says she talked to a lawyer and my email signature counts as a signature.  

Count your blessings.