Soft close on all cabinetry (think thats probably pretty standard in most areas now), dimmers on all light switches, mood lighting in kitchen, and cased windows rather than drywall returns.

The seller can accept your offer, reject your offer, or counter back with what he thinks it is worth.

We are trying to think of all our options for a rehab loan.

I found that the land is zoned so I can't add a MH to it even though the realtor said it'd be no problem (': However I think it's still good opportunity in my location.

I think the best education would be to reach out to owners doing short-term and mid-term rentals on Airbnb and Furnished Finder to see what they are getting.  

Initially, I'm thinking you are correct that increasing the occupancy won't affect the nightly rate that much.

Get your cpa to explain why they think a cost segregation study isn’t beneficial in your situation. 

It's because they think there is some "secret formula" to success. 

We wouldn't plan to sell the property anytime soon so I would think we could avoid the capital gains with it becoming our primary residence.Can you please elaborate on the partner idea? 

From the videos I watched and everything I read I think RESimpli does a good job of that.