A final 1003 at the top, provided from the actual lender should have that designation.

They care about the occupancy and financials a lot. 4. if you are going to run a owner occupied business out of the property such as adult care facility and you are considered 51% owner occupied you can do 20% down and really good rates. 

The designation of commercial multi family is a little bit broad however because for instance I’ve just started investing in commercial multi family and am purchasing 5-12 unit buildings.

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Those you could see yourself when you looked at the house . put on the 5 year list .The deck , without seeing pictures is hard to tell , could be age , could be poor design , may or may not be expensive All in all that report wouldnt scare me at all ,  Its an older house , it will be constant maintenance .

But the logic would be the same: would adding an addition, that is designed as a second unit, actually add value OVER and ABOVE the cost of the addition?  

******************************Ok, here are my typical approaches to a complex assignment.1) determine the most important value characteristics within my subject market (location, school district, # of units, size, lot size, bedroom/bath count, remodeled, new build, specific style, other amenities, etc.)2) research available comparable sales (with those important characteristics found above) within the designated market area3) in the absence of recent good comparable sales, I will expand my search back in time, even 5 years (or more) if need be.

I am currently experiencing a similar challenge to yours and have been developing software designed to assist real estate professionals like ourselves in lead organization and scheduling of showings automatically.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

It's a conversion process and is quite complex to design, formally file and obtain new CO.