I'm just pulling my hair out here.

I split hairs and told my agent what my number is with a cusion to negotiate. 

Changing anything takes time in reality.Considering opportunity costs should only be something you look at in making a loan, what else can you do with that money.....after the selection is made, you're splitting the hair on a fly's back just a waste of time as there is nothing you can do after it's made.I'd just select a rate and leave it alone, let it ride, might consider a 15 year amortization.

He said to me, "Son," (I didn't have gray hair back then) "Let's do this deal the way it is and move on to the next one.

(a health, environmental, public nuisance and waste, liability among others issues,)Even if the lease doesn't directly disallow a business from R-1 there will be in contract something addressing tenant's responsibility to protect the landlord property , not creating waste, commit public nuisance, or damage.I would have no problem to a good, responsible tenant for use the residence address for ex. handyman or plumber since he does not physically conduct his business from the home, and all his tools might be in his truck or rented storage, but I still would make sure that I am not being liable for loss, damage to his tools...and request he has a rental insurance, compliance with city regulations.Conducting online seminars is not the same as doing a hair extension, or running car repairs shop from R-1.  

@Joe Fairless it's hair over $200 per door/mo.

Caleb why not wholesale it and let another investor take all the risk with a deal that has so much "hair" on it.Hair in case you are not familiar is a term for a deal that is very messy with a lot of layers to overcome to make it successful.

Give us some $$ details and maybe some of us "gray hairs" can provide better answers.all cash

BUT you can't stop with the 1% or 2% rules.You really have to review the finances with a fine-toothed comb.

When interest rates spike, banks have people that just comb through records to be able to call loans to re-lend the money to someone else at a higher rate, or to force a refi with the LLC at a higher rate.