The other 2BR was downstairs with the larger kitchen.Through the years, doing residential rentals, I ran across professions needing private offices at home, but seeing a limited number of clients such as a psychologists, an architects, so the extra space on 2 floors can be configured to suit these clients.

Could not find the current code right now:The code, in Section 13-196-490 providing rules for sleeping rooms in residential buildings, goes on to say: In every family unit and every rooming unit, every room occupied for sleeping purposes by one occupant shall contain at least 70 square feet of floor area, or if of original configuration need only comply with the regulations in effect at the time of its construction.

Rather than give up the poorly configured home (and it's legacy low tax base), were trying to figure out what options are available to keep the current home and then acquire a second home that is more conducive to someone with daily care needs. 

The picture idea you posted adds awkward space in the living room.most town houses and apartment I see with this configuration in TN have a hb under the stairs.  

We told you "it couldn't be done (due to the building configurations)" after months of dead deals and consults with dozens of lenders. 

I have it configured this way because statistically speaking, according to past industry "market testing" you get more conversions when you force signups.

@David KrulacWe routinely use triple glazed windows, mostly vinyl or fibreglass, but where historic conservation guidelines demand, we've used wooden framed windows.Quad glazed windows are comparatively new and offer more variation in configuration (evenly spaced, spaced in pairs), but unless they are in an insulated fibreglass frame, the benefits of the extra glazing will be marginal and definitely not cost effective.  

Also, go after a bread and butter product (i.e. 3/2 or 4/2 not in a weird configuration for SFR).

As it will cover personal contents, and structure amongst others.Wind/Hail coverage can be configured as a percentage, or flat deductible.

However, considering a 4-plex configuration (2up, 2down) the access is via exterior stairs and that's no exposure at all.IMO, all parties (LL, allergic prospect & all others) are responsible for themselves and other than criminal activities and communicable diseases, owe nothing to the other - - and we still get back to "How was I to know?"