I design small to large scale commercial projects.  

R-2 is typically designated for a residential zoning, likely higher density / multi-family. 

Tim Gordon  I looked at your website.. and as long as you actually come into title then resell your fine I would suspect.. if you are never in title then your clearly doing what the state says is an activity that requires a license you are marketing for clients on the internet plain and simple..

Another business partner of mine is a marketing pro who helps investors anticipate which properties will book out well and which ones might struggle, provides some creative design tips too, if you're into STRs at all. 

In all reality it is as simple as that.  

I do not expect easy and simple from a bank.

DSCR is designed for this situation.

It's that simple.

If that is the case, then it should be a simple matter of taking the total, subtracting the amount from the submeter and then dividing the bill appropriately with them splitting and fees unrelated to the usage 50:50.

To keep things simple, I'm not accounting for the cost of capital (that is very personal and varies for everyone) and I'm not considering other exit strategies.