I am aware of the formula you referenced in your initial response. 

Hey Matt,I am aware of a program that can do that, just shot you a DM

if you are going to do things like include utilities, or have an off street parking spot, other amenities etc, there's no reason in my mind you couldn't "charge a premium" for a premium unit/service. 

I am aware of 506B and 506D for fundraising.

If there's one thing to be aware of, expect the unexpected.

Are they going to make you rip it out?

If the proforma has the rent roll at $1400 a month, there is a discrepancy that could lead you into a bad assumption on your business plan.Also one caveat, be aware of physical delineations around the area like bridges or railroad tracks or a canal. 

They moved in and within 24 hours sent the following letter (names have been changed): "Hi Dawn and Brian,Sindy and I are frustrated, disappointed, and really struggling with the idea of moving forward with the move into your home.We realize this is the first time you have rented a property to someone, and may not be aware of the responsibilities that landlords have, and want to inform you that there are habitability issues with the home that are quite literally against the law, pursuant to Colorado’s Warranty of Habitability Law, CRS §§ 38-12-501 et seq.

Also be aware of Unrelated Business Income Tax (or UBIT) on leveraged real estate inside of an IRA.Or better yet, since you are self-employed - go with a truly self-directed Solo 401k plan, which would be a much better option and will help you avoid the UBIT on this investment.

Some also make sure the pool area is well-lit and that guests are aware of the safety rules.