If you do not have those it will extremely hard to ever sell it to someone who will require bank/lender financing or refinance it down the road if you want to pull out cash on the ARV or future equity.The other rule of thumb is that you buy it New and that it was never on another property or location, simple built onsite or trailered in from warehouse. 

We're in a small town so we ask our bank loan officer who is involved in the community for a CPA reference.

I think there are two maybe 3 ways to look at this in my mind.  1) you go into it and bring it all up to modern standards but using that old charm to basically take what is there bring it up to modern standards and rent it out essentially I'm thinking cocktail bar or something trendy like that.2) most banks are on really good centrally located real estate if this is true, then I'd consider it for the dirt, plan to scrape the lot and go vertical with whatever the highest and best use is.3) a kind of combo of the two, if the lot is in a good location and its doable, pull the vaults or other "character pieces" out of the building, scrape the lot, and build whatever is best suited for the site there, but incorporate those historical pieces into the final designs.Is the site near a major retail area? 

+I've researched something called an FHA Construction loan in terms of financing this project, but it seems that most large banks don't offer that product.

While I understand appreciation isn’t something I should necessarily bank on, but I am looking to hold for the long term and eventually relocate to the FL.

@Tar-U-Way BrightYou can use the LLC to set up business bank accounts and business credit cards.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

If you're capable of getting funding from a bank, those terms are terrible.

Personally, I love them because they offer built-in diversification.In my experience, local banks are your best bet for financing mixed-use properties.

As for other amenities, some crowd-pleasers that won't break the bank are coffee maker + starter pack of pods, basic workout equipment (yoga mat, resistance bands), phone charging stations by the beds, and basic kitchen essentials like olive oil, salt/pepper, coffee filters, etc.