If you have any VA benefits left (definitely check into that) I would try to use them and maximize that benefit. 

My current partner isn’t as enthusiastic about sharing the building with a tenant but does see the immense benefit to having rental income to help offset expenses.

This Agreement shall bind and inure to the benefit of the Parties hereto and their successors in interest.

However, if these aren’t itemized clearly, it’s worth asking for an explanation from your lender to make sure you’re getting the full benefit of the assistance.Your lender mentioned the title fees are conservative, which means they might come down closer to closing.

It appears that you have a complex structure already suggested to you(PM company, S-Corp, Investment LLC, etc).Who suggested this structure to you and what did they say was the benefit for setting all these companies up?

Your strategy of re-marketing a 3-bedroom plus office as a 4-bedroom home office is a smart way to boost rental demand and rental income without major renovations.One insight I’d add is the potential benefit of exploring cost segregation studies once you build a larger portfolio.

Theres many benefits being well capitalized. 

If they are not willing to do that you can always find another agent or put an offer in directly with the sellers agent.

Additionally with further rate reductions, many mortgages originated within the past two years would likely benefit from a refinance to then current mortgage rates. 

If there isn't one present, has anyone seen any ROI benefits of the installation?