.$12K turn on large home, included new high quality carpet and full repaintHere lies the major deviation: Property type matters.....I have NO LARGE HOMES, I install NO CARPET.  

Installing a cap on that line fixed the problem.

From what you say is that they are not legal to be there based on today's zoning (non-conforming), but they are legal based on when they were installed (legal).

I have installed a mailbox and address numbers.

2- IF only $30K is labeled & considered OPTION CONSIDERATION funds paid for the OPTION (thus Not immediately taxable)     What do you call or or would be a proper way to DESIGNATE the other $30K in funds given to the Property Seller?   

Both programs are document intensive, but if you have a team that understands the programs and requirements, if executed properly those loan programs are amazing!

That's not a 'bad' rate to borrower very accessible capital that has to be repaid over a generous 360 installments. - Most DSCR loans come with standard 3-5 year early payoff penalties.

You will want to perform a proper dry out of all materials and replace as needed, treat the area and have the lid put back together of the downstairs unit.

The short answer is that the prices although low did not justify for a proper business model. 

If it were mine, I would have the same company come out that did the install and refurbish the area back to its original condition.