I was wondering if someone can help layout the finer details of how this transaction would occur from the buyer and seller perspectives.

Lay out the increase over time to them.

The problem with owning 10-20 SFH's is that you gotta have a different system for each unit, a different layout.

Which is counter-intuitive, normally Fannie is more generous to owner occupants than she is to investors. 

Just snag the closest ones that have a similar layout. 

But all this depends how much equity you think the property will have at that time, because ARMS can also get you in trouble...I also love the spreadsheet layout, very clear cut & precise with the numbers!

I am thinking to make the half bath in white colors.The layout is on the left of the entrance there is a living room, on the right is a room.

My intuition is for the sake of clarity, keeping people's attention, maximizing SEO results, and reducing liability that operating two separate companies and brands may be best.

The inherited tenants - with the farm of cats and dogs - I mentioned earlier, the renovation following their departure was pushing $25,000 .... yes, we changed the layout and upgraded the kitchen and bathroom ... but only because we had to rip-up the subfloor (and the interior partition walls which sat upon it).  

The layout and functionality of the home is going to have a larger impact on its rentability than forced air vs. wall heaters.Yes, make sure your lease is solid.