@Peter McCauleyYou will have to record and divide your expenses using rental square feet vs. personal square feet or rental bedrooms vs. personal bedrooms.

What continues to draw me to direct mail is the ability to limit competition.

Your ROI assumption is that when you divide the lines, the tenants will pay for it.

Bonus: Find homes that can be easily divided into 2 units (e.g. main house upstairs with separate downstairs area including bedroom, bathoom, wet bar and separate entrance).

I was told to create an S Corp and run all expenses through it and in QB the flips are divided by address into its own "class" as suggested by @Marty Boardman as well. 

The numbers don't pencil out if I have to hire an architect to draw the plan with all details from scratch. 

Borrowers are not allowed to complete any of the work themselves as sweat equity.Loan to Value Calculations:The original principal amount of the mortgage may not exceed Fannie Mae’s maximum allowable mortgage amount for a conventional first mortgage.Purchase: For a purchase money transaction, the LTV is determined by dividing the loan amount by the lesser of the “as completed” appraised value of the property or the sum of the purchase price of the property and the total rehabilitation costs.Refinance Transactions: For a refinance transaction, the LTV is determined by dividing the original loan amount by the “as completed” appraised value of the property.Eligible Renovation:There are no required improvements or restrictions on the types of repairs allowed.

HELOCs usually have a 10 year draw period interest only before amortizing out. 

But how can we draw a line between repairs and replacement?

Many eviction videos serve as a form of entertainment and draw lots of views