You're welcomeI can't see the mudroom from the photos, but assuming you can displace a couple of pipes and wires a little bit, how about this:Bedroom will be small but feasible with a twin bed or maybe full bed and a decent closet.If needed, you could leave the kitchen counter up to the dotted lines, but better move the sink until the edge of the mudroom window.Moving the Bedroom door will give you a decent stretch of wall for a cabinet/TV or a desk, as well as making better use of the precious sqft near basement door, it's really worth considering.Finishes can only enhance a good layout, but there's not much one can do with a bad layout.You know you have a good or decent enough layout when you can place furniture in a usable manner.

@Damon Wong just to emphasis the partner that becomes your "loan enhancer", may not have to be a partner in any other way.  

I would think that creative strategies would factor in, other aspects of the deal, buyer pays all closing blah blah blah or something that enhances the low ball deal.

You can use it as a value enhancer if you are selling your business and the location is critical to the performance of the business but no dollar value can be put to the lease itself. 

Real Estate Investors have been able to manipulate and massage that law to benefit them, but I still would contend that you are taking advantage of the system and why it was created.Sure, you will probably get away with it, but it doesn't mean it is morally and ethically appropriate.

(not an investment property)  is there any real benefits for purchasing the Enhanced Owner's Policy title insurance versus the Standard ALTA Owner's Policy?

One is rented to a Massage Therapy Wellness Lady, and one office is totally empty.

people use financing because (a) they need it to afford more investment (enabling) or (2) to improving the ROI of their investment (enhancing) in case the anticipated yield of the investment (cap rate) is higher than the mortgage rate.In one case, financing is enabling the transaction, in the other case, it is enhancing the transaction. 

The success of these companies will be greatly enhanced by working with local aggregation companies like ours. 

So if your deposit was 1000.00 and held for 3 years at 3% my calculations get $ 30.00 a year, equal to $90.00 bucks for the duration of 3 years.Then from the amount you show she can start deducting for and further damages..Honestly if it was in a separate savings account or whatever.. a mom and pop shop probably just put it in a account they already had.. a big 200 unit building or such would have a more enhanced bookkeeping accountant that would require a separate account for those security deposits.