I would rather have people toss garbage in a trash can than leave it laying around or kicking it under the bed.

Builders do this a lot to add extra potential sleeping area without having more bedrooms than septic is rated for.I have seen people put beds in the loft after closing or even close in this area to make an unofficial bedroom.Just be clear in your pictures and description and you should be fine either way.

Each unit is 2 bed 1.5 bath.

I started out with value add, where we force appreciated properties by adding square footage and beds/baths.

Quote from @Jason Seay: 3 bed 2 bath house. 

When they hear Wholesaler they think in the wholesalers who supply retail stores with Products.  

.• Primary residence: A 2-bed, 2.5-bath townhouse purchased in 2020 with a 2.75% interest rate.

Find out what buyers are purchasing on the MLS and then try to land those listings. ( Example: Research tells you after looking on MLS that 4 bed,2 bath brick house sitting on 1 acre with a 2 car garage and a basement for 250,000 make up 75% of all sales in the area.

You should try to talk to all tenants.A 10 unit retail property will likely require a full PCA from an engineering company, a ALTA survey and a Phase 1 environmental.  

The issue I have seen with these types of properties is they could have two valuations - the value of the real estate which the structures will have little value and you have the land the other is as an operating business just like a bed and breakfast would have - real estate has value but it operates a business now you mention 12k / month but if someone also has to manage the property what is that worth and what would someone pay to manage a property like this?