These are low rise, 3 floor buildings. 

But since I am wanting to provide substantial services, laundry, meals, cleaning, it looks like I do not even have the option of reporting on Schedule E. 

The better ones seem to have a dorm room structure of cleaning and caring for the units with chore assignments.

Minimal disruption to the existing flooring in the home and the landscaping in the back yard.

This will depend on a lot of factors, I am seeing the floor rate at 6.75% with a heavy buy down and as high as 10% with heavy loan level pricing adjustments. 

They disagree when they want the house cleaned as I didn’t establish house rules assuming they are adults and would figure it out.

A brand new building with commercial space on the first floor could mean new restaurants, shops, and businesses for the neighborhood, all of which would mean the area would become a more desirable area to live, and your property price would likely benefit as a result.  

The Cosigner Agreement states they are financially responsible, all communication will take place through the actual occupants, I don't deal with helicopter parents, they are responsible for payment of rent as well as any cleaning/repairs after termination, etc.Don't forget it's not easy to sue a cosigner if they live in another county.  

So my suggestion if starting with a flip is to find one that needs simple things… paint, flooring, appliances, landscaping, and such.  

Accept a $1,300,000 first lien note, payable at 10% interest only payments for 24 months, and convertible into a 15 year 11% note with 3 year interest adjustments with11% floor fully amortized.