It's usually best to talk with your neighbors about your plans and get their support as one of the variance tests is that the requested relief does not cause a public health issue or alter the essential character of the neighborhood.Try googling "tests for a variance in [your state]" and talk with your local zoning department.

We also have VA's as part of human in the loop support team to follow-up with homeowners and investors.  

Try not to get locked in too long 4. we're not necessarily looking to go "all out" in terms of theming, but if we did, what kind of revenue does that bring/ROI can you expect, and which Renos for theming are best to do from a cost-benefit analysis, and what do they typically cost?

Incurring debt before you have sufficient earnings to support that debt.

Some markets can support that expense and others can't. 

I have been a podcast listener since 2011, only started posting here recently and its been a very supportive space.

The property jumped another 100k less than a year after the sell as well as rents went up to support what would have been the new monthly debt if I refinanced and held. 

May I kindly request your help should you have a model I can use?

I personally use Hostfully and their support team is great!

It is an incredibly supportive group, eager to share and to provide advice to anyone getting started.