Either that or gping with my other option of installing a bathroom on the second floor and including it with the garage as an office space.

If they are putting the property in major outlets including WSJ, NYT and sharing the property all over then sometimes its better to pay an extra point, but the 6% is for both buyer and seller.

Becoming an S-corp has some downsides including additional tax prep fees, payroll processing fees and lower social security income in retirement. 

They are known as the Winthrop Factors-The purpose for which the property was initially acquiredThe purpose for which the property was subsequently heldThe extent of improvements made to the propertyThe number and frequency of sales over timeThe extent to which the property has been disposed ofThe nature of the taxpayer’s business, including other activities and assetsThe amount of advertising/promotion, either directly or through a third partyThe listing of the property for sale through a brokerThe purpose of the held property at time of sale; the classification as an investor or dealer is determined on a property-by-property basis.To me intentionally buying a property to renovate it to resell it for profit, twice in the same year, and opened an entity to do it in ....is going to be ordinary income and not capital gains. 

I have seen at least 15% as the lowest for most commercial loans that did not include FHA loans/house hacking. 

I posted it on RentRedi who cross posts it on multiple sites including realtor and Zillow. 

I did not include vacancy, repairs, management, and other cost, When determining what I was going to rent them out for.The one critical thing you never told us is what is the current rent and what is the current market rent.

You'll also need to avoid environmentally restricted spots, including wetlands, protected habitats, and prime farmland.

It has cost many people including myself a lot of unnecessary money and still is because you deal with the tax portion of opening unnecessary LLCs recommended by supposed professionals. 

Although, I completed several gut renovations including garage conversions, in the past, I recognize that this is a different beast.