Only problem is with a short term my monthly mortgage payment will be 2K, and will cut deep into my cashflow during that time.With a little work I can get my COC to 3.1% per month for that 12 years.Appreciation is about average in this area and I expect to get about 4% annually maybe 5%. 

You can cut out the middle man on renovations and have some instant equity.

@Maximillian Engram   One thing I would say is you get a better network probably as a realtor....you'll probably be able to better cut the fluff from the stuff.   

Would there be budget cuts on services ? 

Then go down to Lowe’s and get them to cut the price by 10 percent.

It appears to cut into the usable space quite a bit, however there should be enough for building a structure.  

I was about 30% conversion the rest could not cut lose with 100 bucks for charity and they wanted my time for free..

They aren't as clear cut as you may think.

@Amy FirminAmy, If you are bringing your kids in to teach them the business, letting them know that trying to cut costs by saving on legal fees is definitely not the best advice.A partnership template may technically cover the needs of the parties at its inception but may not be sufficient to cover the eventualities that can arise in real time.If you do find that template, spending a few bucks to have an experienced eyeballs on it to button it up seems like a good idea.

@Jesse Buchanan Yup, cut out the middleman.