As a two bed with office it may or may not be worth less than a 3 bed but probably.

Is it worth it?

and it's not only not cash, it's expensive money - for it to be worth using you'd need either (1) something short term, like a flip (not recommending that here) or (2) a very high return that beats the interest rate you're paying on it.

Sometimes cities will allow this, but it depends on local zoning rules.If neither option works, it might be worth consulting a real estate attorney to explore your options.

Even after one year, that property may provide thousands of dollars worth of appreciation, you will pay down your loan and build some equity, and you can depreciate the asset. 

I find that most of the time, paying points up front isn't worth it in the end.

Any trends or insights worth noting?

Using your throw-away prepaid credit card of course, to protect your credit, and complying with the contract terms -- I find teasers sometimes do indicate whether the subsequent seminar or product might be worth having your company purchase.

Is it worth to pay that much for 1:1 coaching for 6 months and a laid-out course? 

I’ve been there done that, it’s not worth it.