Our mental model is to have enough that someone arriving late could put together a bare bones meal for dinner and have the essentials for breakfast before they head out to get actual groceries. 

ThanksBrett, we do flips and rehabs and have several lenders in the area that specialize in ARV "style" loans.

They could have particular styles or things that they specialize in and wholesale the rest. 

Maybe you are talking about building more townhome style, which, I have a builder friend that just built a four townhomes and are selling fine, as well.  

Yes The utilities and common area cleaning are included into my expanded monthly cost. im modeling this closer to a hotel than a traditional rental.

I just finished my first old Victorian style home flip.

Are you going to live there also, or do you want to operate a shared housing model in a single-family home with tenants?

I have three right now that its time to get rid of as they do not fit our model nor do I want to take the time to continue to manage these (even with a PM).

This models BOTH the HELOC and the loan at the same time.

Most jurisdictions have adopted ABA Model Rule 7.3 which makes it an ethical violation.As for the reason some clients want CPA's who have real estate investments themselves, CPA's can be experts in all kinds of things but not in all things.