So, get with your tenants and find out their normal schedule (do any of them sleep during the day?

"having trouble sleeping at night" knowing how cool this material is now? 

It's a two-family so the basement for sure does not have the proper egress for sleeping quarters, much less a separate unit.

Noise too because you will have night shift people that want to sleep.

Continue doing those things that make you happy, and let you get a good sleep. 

So when I loose a deal I don't loose any sleep over it because I feel content I would have over paid if I got it.

I don't like the idea of taking advantage of anyone, but personally if I found an opportunity like this I would understand the reality of the situation is that if you are able to make a favorable deal, so can anyone else in the market, so might as well strike first and be more reasonable during the turnover process so you can sleep well at night. 

People are nowhere near as respectable as you'd hope they would be, and would allow pets to lounge on couches, sleep in beds, claw at table legs, etc;4.

Just imagine the positive impact those women and children can have now that they aren't worried about where they will sleep at night and if they will be safe.

I'd have multiple concerns :* Liability - you knowingly doing unpermitted work creating a sleeping space in the house.