If an emergency happens, why not look into getting a line of credit set up now, so you have access to that money? 

However we would be "getting more house" ( access to a second back yard, tool shed, driveway, second storage unit, etc)When I look at other houses in the area, with the intrest rates as they are, I don't understand why anyone would buy multifamily and rent it out when all of these calculations would be negative cash flow.

Any deed of trust or mortgage document that had these restrictions would be in violation of basic constitutional rights.All the mortgage instrument says is that IF a property is transferred, then the note holder has the right to accelerate the note.  

They purport to be accessible across all 50 states, Puerto Rico, and the District of Columbia.

@Austin Jones - As part of the BiggerPockets Pro Membership, you have access to Stessa's accounting and portfolio tracking software included with your membership.

Second for the yard, remind them that it is a shared space and to be accessible to both people.

The problem in your case is that banks understand conventional lending and the associated restrictions but have no idea what a private money loan is and how they differ.

The water heater was replaced a few months ago.I have access to very cheap money so my thought is to be proactive with those major expenses before I turn it into a rental.

@Ryan Overcash I use it personally and pay for it for all the clients who work with us who would like access. 

If I'm in your shoes, I would consider chatting with a couple of lenders to start off with mainly because your lack of income history would restrict you in terms of the financing you'd qualify for.