The tax docs list as a 2-unit but the owners + seller's agent insist they have zoning compliance paperwork that it's a 3-unit - our offer has a contingency on getting the zoning paperwork for a 3 unit.My question is related to the garden unit - what constitutes a legal bedroom?

Once you have the "comps", you can use "cap rate" (if you so insist) to compare residential properties amongst themselves, or against commercial properties, or any other types of investments for that matter.If it were me, I would start with the "comps", and project revenue, expenses, loan payments, etc. to estimate my cash on cash (i.e.

There is language and my ex wife's signature in the mortgage paper ,that my father insisted to be included , that she holds no rights to the property. 

OTOH, if the landlord is asking for this change, I'd insist on the correct amount - $230.77.

I contacted the owner and at first he insisted it wasn’t his responsibility but since I had notified him and we are neighbors, he eventually agreed to pay half of the tree removal cost, no insurance was involved.

If you insist on starting right now then what I recommend is building your buyers list and then reaching out to other wholesalers to see if they want to JV (joint venture) a deal with you. 

The selling agent insists that the agreement of sale entitles the seller to copies of inspections and appraisal.

They insist it must be charged at a significantly higher business rate because I have hallways between the units.

If the partner insists on realizing income ASAP, just remind them to talk to their CPA for the tax benefits.

If you insist on doing your production out of state just about in any major city in the southern states like Dallas is where you want to be.