Average Rent- $1,500 / monthIf I were to rent this to two people my income would be $3000 but since I'd be living in the other half, I would contribute roughly $500 / month (I am currently renting at $1,500 / month in Portland so I see this as gaining $1,000 / month on my end)But since I'm living it the property the numbers I'm seeing based off the general rules of thumb don't make sense.How should I adjust my analysis to take into account that I'm living there?

At the end of due diligence adjustments we proceed to a P&S with a 2nd deposit.While it's theoretically possible to close from the offer (without a P&S), it's just not done here.You should also get your contracts from an attorney instead of a REIA. 

There's space to build out another apartment as well as a potential office space in the basement with a zoning adjustment.

There's space to build out another apartment as well as a potential office space in the basement with a zoning adjustment.

Currently for commercial loans in NJ I’m getting properties deeded to the LLC, personally guaranteed by me. 5-6% rates, 25% down, 25 year loan term with 25 year amortization, rate adjusts every 5 years to the 5 year treasury rate +3%. 

In other words accounting for the increased cost of advertising during a vacancy or do you just have to manually inflate the property management fees?

I do couple of FHA loans per month, including manual underwriting and 203K FHA renovation loans.

Comps that are most like the subject property in layout, appeal design, neighborhood, same bedroom count and adjusted for different bathroom counts, with bracketed sq. ft. and bracketed sales prices. 

I've only been back for a few months so i'm still getting adjusted but 'm on the Title side of RE and have a couple of investments.

If it's already thin and the basement is going to be an issue, I'd drop it or have their agent to light a fire under their asses to adjust the price before they lose it and have a foreclosure on their record.