Price of entry is high, rent is super low. 

Site cleaning may be the single most underfunded line item on construction budgets which often leads to dangerous work sites.

It's amazing how people on these voting committees single in on issues that should not stand in the way of community progress like landscaping, parking, and dog parks.

It seems like your ROI is basically the same in each option, but you are taking on a much bigger project to convert a single family to a four-family.So basic calculations, since we don't have a full financial picture, i.e. what does financing of each look like?  

Super accurate.

I currently have a 30-yr fixed rate mortgage on a single family home that is my primary residence.

If you are single or married without kids and an understanding spouse.

Some HOA's are super strict (especially in neighborhoods built in 2010 and newer) and some have zero regulations.

Second offer which is $12K lower than list price, no rate buy down, and seller won't pay the buyer agent commission.Morgage payment with a conservative LTR payment is break even,  Coc is 6.3% , and I'm super bummed that my agent won't get paid.We could put in cash to pay him, but it would come out of the renov + Furnishings cast slotted for the property.Any creative financing thinking from this group on:How to pay my agent AND not dip into our cash funds for prepping the property?

Buy a single-family home, and someone tries to sell you on property management or insurance.