Hey Chris, a few thoughts here.Considering that office is not attached to the house, I wouldn’t add any footage to the total home square footage; however, you could advertise that office space and amount of footage and amenities in your remarks.If you’re a Realtor or are using one for the sale, your local MLS may have fields dedicated to additional footage for other buildings on the property, such as ADU’s.The other point is that typically, perhaps depending upon location, a space needs to have heating to count in the square footage, which this office doesn’t have if I understand correctly.Consider contacting an appraiser to inquire about how they would handle this space on an appraisal, or a Realtor.

 @Rich Davis here in Texas, insurance is cracking down on many things they would have overlooked before.

No, more specifically deals found through networking with local real estate professionals, finding pocket listings, direct mail, etc.

So, the contractor can't just "put a lien" on the property.

As such my market research is based on longterm rental criteria.

Personally I try to push out my terms on all my loans even when investments could cash flow on shorter term loans.

That is the one thing that will take what you learn here, on podcast, and in books to the next level.

Just like you, I leaned on BiggerPockets when I was starting out—super helpful!

@Mark Ross  don't include heat in rent on an ongoing basis. 

Unless you're financially prepared to deal with these issues and accept that 'once you know, you must always disclose' defects, I would move on to finding what is truly a good deal - as a good deal is only as good as its bones.