Throwing that word around in conversation and in emails with your deals or with "customers" (not called "clients"- also implies a legal relationship) can come back to bite you.

I'm leaning towards the increased cash flow a 30 year offers.

Given the area of Del Cerro, we used high end finishes throughout and every detail was carefully picked out from the door knobs to the iPad control station to Bose surround sound throughout the house to LED mirrors to the Versailles travertine floors to the wall hung toilets to the custom cabinets w/ granite countertops, etc...Nothing was left untouched!

Multi family is extremely hot as well, we aren't currently keeping up with the demand for rentals or homes because of the increase in jobs and people relocating here.

And there is opportunity to improve the property to increase value and rent. 

They might do it free for you if you're a good customer, they might charge 1%, they might demand a full 6%.  

I realized in doing this post that if Zillow were to actually utilize the data that I and other agents have given them that they could increase the quality.  

if so that is SKY high.unless he is carrying the job for you..but if your paying all subs and providing all the capital and its not a one off custom build you will find that 15% of cost is just about all your profit or equity. 

Dues in my property's neighborhood increased by 20% right after I purchased because of a low reserve fund.

The re-positioning plan will be specific to your strategy and property, particularly the pace that you want to realize the value for future deals and your debt structure.Regarding the test scenario, if it works, the $50-75/mo incremental increase will certainly justify the rehab cost you mentioned at most any market cap.