You can't design a roof to function without gutters all the water from the roof will fall right below the roof line and cause flooding plain and simple.

Check the search function as this has been discussed in the past.

The second is that there are a lot of soft costs that should be tracked, even if you are performing the function yourself for 'free': Financing cost, marketing, sales, overhead and of course profit.

Susan, Google "Section 8" or use the search function here on Bigger Pockets.

They are starting up, they are small, and there is more functionality to be added, but they seem very flexible and accommodating to your needs, so I signed up for the service. 

I think the 2 unit building would also function well as a 3 unit building.

Decent PM functions, but for me poor accounting.

But, I've not had very many rough roads either.Look to your state laws and requirements for small lenders, see what requirements there are, there will be if you are deemed to be 'in the business", look at the functions that are governed and if you want to act then don't do those functions, keep things on an individual and private basis. 

Capital is a function of supply and demand just like anything else. 

This isn’t a function of the legal structure so much as just what co-op boards tend to decide.