Most hit all the bullet points excepting:Spending $175 on renovation and adding square footage or unit count does NOT miraculously convert to valuation.

Red Stick REI and The RING are the two big ones in the BR area.

Right now between my house and ADU, we split the water based on the square footage. 

SBA loans can also be used to purchase existing real estate, as long as at least 51% of the square footage is owner occupied (so occupied by your business). 

There’s always demand for rental properties, and with the landlord-friendly laws, you don’t have to deal with all the red tape you might find in other markets.

So if those three units are 75% of the square footage then 75% of the closing costs and mortgage interest and taxes would be considered business expenses.

I've heard from local investors in Tampa referencing recent changes and local property managers grumbling about red tape.

Aside from the standard BR/BA count and square footage, I always focus heavily on the listing pictures for any comps I pull in my area - finding a comp that's as close to your property's condition and finishes will give you the best apples-to-apples comparison possible.I also wanted to second @Tim Swierczek's input: nobody in Minnesota likes moving in the middle of winter.  

If you can't close fast enough or has too much red tape, then you lose the deal to others.

How many br, ba, square footage?