Giving up a guaranteed increase in value with them using their own capital to increase the square footage would seem like a no brainer, but how much are you losing if you remove the drive thru and can't put it back.I would talk to commercial brokers and other owners in your area to see the value of a drive thru.

Yes we are working with 2 local brokers but quotes are exorbitant.

I read online that apparently for WA state there's a state and national broker exam.

I will send you a PM with her details.If you do not use her, I would recommend in general to work with an insurance broker rather than an agent from a large company like State Farm or Geico, etc. 

The pitfalls are obviously bad neighborhoods (easy to gauge talking to brokers or running crime maps) and also find the right property manager depending on the size and class of the property. 

I am looking for a Central Florida broker to hang my license with who has property management opportunities in Seminole county.

Insurance broker will know..

On a 90 day rental even 1/2 month takes a huge percentage of gross income, so basically you need to eliminate use of brokers, MLS, etc.  

A HELOC and a Home Equity Loan are the same thing.I have an excellent residential mortgage broker who can help you with this, he's based in Orange County. 

For example, RentRedi gave us some trouble in refunding a tenant's security deposit and the customer service representatives also notified me that there is currently not a way to refund a tenant's security deposit after 6 months once the deposit is made which concerned us with long term tenants.