Even in there you should not PROJECT returns in any way that looks like, smells like or even remotely resembles a guarantee.Private placement of debt can talk about the interest rate you are willing to pay in the PPM but only in there.

May change the refrigerator into black so it will match the other appliancesChanging kitchen cabinet staining- that will resemble with the appliancesPrivate backyard not enclosed - can charge additional in the rental fee if backyard is enclosedNot enough accents in the pool area (ex. placement of umbrellas, gazebo, arrangement of pool chairs)Not enough benches; repurposing of existing outdoor picnic benches and tables needed - to experience more of the outdoor area amenities Outdoor public grill placed in a health hazard area (rusty and too near the benches)

Has anyone done anything close to resembling this?

Some buildings I saw that resembled triplexes ended up being condos/townhomes.

Our market is nuclear hot, which means that if you have anything even resembling a deal (and it doesn't even have to be one), it will sell in a heartbeat.  

@Tom Gimer Title company is resembling crickets as of now, I’ve already tried contacting them about the issue.

The statues in Minneapolis pretty much resemble the exact rules you specified and they never state that you must have a closet to be considered a bedroom.

Those flippers I know that are succeeding buying off MLS have a few things in common:They act fast ... as in anything remotely resembling a deal that is on the MLS will have multiple offers by noon on the day it was listed.They are all cash buyers, and that cash is usually their own, not from HML so their carry costs are lower.Some, but not all, have their own full time crews, so they can complete jobs faster and cheaper than others, making both their rehab and holding costs lower but they deal in large volumes.Some, but not all, are more developers than flippers, adding bedrooms and bathrooms, to popping the top to add a story, all the way to scraping the whole house and building new from the ground up.

As a had close friends in Rochester, my out of state investing resembled a mixture of your options B and C in many respects.  

That part of the city has absolutely exploded in terms of desirability and prices.  2 years ago was about the last time to purchase down there for anything resembling a reasonable price.