Make a clear distinction between your two roles.... landlord and neighbor.

If you can spare the time I've also found that watching/listening to the webinars that the sites usually produce on each deal is worthwhile in order to get a flavor for the sponsor in person (so to speak) and see how he/she fields questions from potential investors. 

Its important to make some distinctions here. 

However, the two properties are currently two separate and distinct properties making them each a 1-4 unit subject to comparable sales valuation.  

I think the main distinction is Short Term Rental vs.

@Patrick FraireMy best friend’s sister’s boyfriend’s brother’s girlfriend heard from this guy who knows this kid who’s going with a girl who saw Ferris pass-out at 31 Flavors last night.

., thanks for pointing out that distinction between actual returns and number of units.

I designed the kitchen surrounding the semi-open feel but still clear distinction from living room.

Bad tenants are bad people, there is a very distinct difference.

I did not see any distinction between adults or children when someone is considered as an occupant (other than 12 months or younger) they don't count, or at least here in MA.