That would be your downpayment and or market value the day you buy.  

I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

If you are able to add an additional full bath, it sets you apart in the market big time! 

If the sofa bed issue becomes a recurring theme, you could look into adding extra cushioning or replacing it with a more comfortable option, as some have suggested.For long-term stability and minimizing turnover, I’ve had great success with a hybrid co-hosting model—marketing listings to insurance and corporate partners for mid-term rentals.

The ones that build out great companies build the skills, then they teach the skills to people to set calls for them, go to appointments for them and they continue to build out their company as a marketing/sales operation that is more fluid to create more revenue. 

Coach's that are successful make a ton of dough no doubt.. especially those with mass marketing and funnels to the big events.

Sphere of influence purchase - off market opportunity.

I use my license for multiple activities: Of course- comps, when buying and when selling, tax data- to see what I am about to pay when i own the home ( for long term holdings), check the DOM (days on the market) for the subdivision I am either buying on, or when I plan on selling, etc. 

Crexi, Loopnet are probably the two biggest but why not work with an agent that can present you with multiple off market and listed deals?