From my reading of the 50% rule, I thought that some of the data that made up the rule included utilities and some did not, so depending if you are in an area in which the tenant pays utilities, you can alter the calculation. 

.$30K equity doesn't translate directly into how much you can borrow.  

You may learn more if you get a friend to tag along and translate.  

is there anywhere that you know of where I can read about the zoning restrictions and how to alter them?

Common sense seems to cry out that a sale involves receipt of "cash" (equity) and I understand why the IRS would not want a "sale" but if you continue to roll into an equal or greater FMV investment, you really haven't altered the basic nature of the investment.I'm sure greater minds than mine have spent much time deliberating this issue.

Because there is a lot of case law routinely piercing single member LLCs as nothing more than an alter-ego entity.

That translates into $20K or just over the equivalent of $10/hour.

I'm not sure I could've done much differently (other than alter my basic marketing strategy), I know when I run an ad that says; "owner will finance with $2,000 down", that a lot of my callers are going to be marginally, or not at all, qualified.That said, every time I've sold it has been for over FMV.

Of course it will show MUCH better with fresh paint, but does that translate to dollars and quick sale?

Even if service is horrible in your particular location, that doesn't always translate into a "need."