I've had a passion to work for myself ever since I was young, and after starting my own "Pressure washing" business a little over a year ago,  I have found Real Estate to become a very heart driven path for me (Considering I work on houses).

But I still think with the high NOI that my peppery brings in it could really help, even though I am not a tax professional and it’s not a STR where I could apply it to mu W2 taxes to push those down.

I am offering Seller Financing with flexible and favorable terms due to recognizing today's interest rates is not pushing many developers off the fence. 

You're really pushing the envelope. 

On flips, we don't find pushing that envelope worth the added liability if someone finds out that it's not a legal bedroom.

I have wholesalers try to push me out of deals all the time, it's fine.

.- Clean off roof- Power wash house- Remove screens on front porch- Repair front steppers (remove broken, re-lay and level remaining, power wash.- Install flower beds to left and right of steppers.- Repair wood rot as necessary, specifically seen in the soffit.- Repair / replace soffit screening as necessary.- Seed lawn as necessary, especially after tree removal.- Repair as necessary the water tank shelter on left side of house.- Remove awning from back left corner of house.- Remove rear fence.- Repair rear porch as necessary.- Paint front porch floor gray.INTERIOR:General:- Paint throughout, space gray, with high semi-gloss white trim.- Replace electrical outlets, switches, plates with new white.- Tile throughout (bathroom will get different tile.- Install new windows throughout (18), install new trim and replace rotted or damaged framing as necessary.- Install new white vent covers throughout.- Install (brushed nickel?)

I would push back on the contractor  to make the unit accessible in a shorter time, Not 1-2 weeks. 

Keep pushing, the world is yours for the taking!

I would stick to my guns and abide by the law/lease, but you have to do what works for you.I recommend you really learn the law or tenants will continue to push you around and play you.