CoC just about breaks even if I assume rents are on the higher end of the spectrum.My questions are: 1.

However, when you factor in the HELOC, we have a negative / break-even cash flow (HELOC payments are about 25% of the revenue from both).

In fact, by doing so, you're breaking the lease terms by blankly refunding security deposits. 

After  3.5 years we have permits for a 17 unit redevelopment project.We had hopes that we would break ground within a year of buying the property....that fell by the wayside for 2 reasons:1) we had worked with the city to increase density through an affordable housing scheme that did not go as planned.

Its one thing in an air bnb to steal the Kurig machine its another to break into and steal all the jewelry guns and other valuables.

If he is into commercial I can walk him thru Selfstorage or country subdivisions when he is off for Xmas break. 10.  

Then comes to house maintenance, should that be 50/50 mowing lawn etc… or give him a break and I do that etc not sure.

They come in with fancy spread sheets, break downs, proformas or cool looking power points with pictures and graphs.

Negatives of this purchase: home does not cash flow or break even if I decide to move out of the top portion.

We have a lease break fee that they can execute at any time, so, we guide them towards that.