The exterior sets the tone for the house and is your first impression.

I am under contract for a 3 family home w a very unique set up. 2- 1 bedroom apartments and 3 and 4th duplex which has 5 bedrooms but only 1 bathroom this home is 8 min from Brown University in RI and 10 min from Johnson Wales. (6miles)Do u think its close enough to attract college students especially the duplex? 

Tenants like to set up insurance, show proof to the Landlord, and then immediately cancel the policy after moving in.

Managing tenants is no easy task, it takes such a wide skill set. 

Unfortunately, I do have a property in an HOA, which often comes with their own set of rules that you'd have to follow of course. 

They are set to change the zoning in my area, allowing ADU's and other construction.

Set your boundaries in advance, and if the deal doesn’t meet your criteria, politely bow out.

The problem is, none of it is based on actual comps, and again, the word "cute" doesn't have anything to do with setting those numners.What you need to do is a full analysis of the comps for both rent and sold in your area. 

We are set to close on a 10 acre building lot January 31st for 125,000.

To off-set the depreciation recapture, it would seem reasonable for me to request a concession (e.g., more shares) that's outlined in the Operating Agreement.