I can see some families wanting to use the open loft space as additional entertainment room, or using it as study/office space. 1 shared bathroom upstairs would be shared by 4 bedrooms (instead of 3 currently) - is that somehow less desirable and/or not add a lot of equity? 

Only some pockets of the beach are continuing to grow or more desirable than the majority of the market. 

I do not desire to reward tenants for poor behavior.

Once you know your market well enough, your brain IS this tool for you because you can look at a house when you're driving down the street and have that gut knowledge almost right away if it's in a good area, what price point you'd need to hit to break even, how many beds are desirable, etc!

As we get older, we no longer have the desire to add more homes to our portfolio.That said, with our experience doing rehabs, working with private funding and with the majority of our homes paid off, we are now in a good place to start offering investment funding ourselves. 

A lot of people are feeling the squeeze of cash flow right now at least for desirable markets.

But since you've mentioned this, I will make sure to note in the listing that it's shown furnished, but can be provided unfurnished if desired. 

I went to several of the LIOS webinars including that one (those were the highly desirable cucumbers deal where you bought the greenhouse and they held the land correct?).  

In general, tubs are moving down on the list of desired features.

Many competing offers will come from buyers with cash offers or 30%+ down payments.Properties that are most appealing to multi-family homebuyers on Long Island are those:- With newer finishes/recent renovations- 3+ bedrooms in 1 or more of the units- located in desirable school districtsTo make the numbers work and to find a deal where you may have more room for negotiation, I'd target:- Properties with 30 days on market (DOM).