Tenants need to use less water since less water means less sewer charge (in Portland).2) Tenant appeal - I'd go down the list and see how you look compared to your competition. 

That's why the 3.5% down sounds so appealing.

Even if banks are willing to work with me, would this kill the appeal of off market deals to the seller, because they would then be subject to the same process as a traditional sale?

Probably not, because they’re looking for more adult appeal.

It was appealed, docketed, and never made it to trial. 

A different plumber actually utilized a snake camera to visually check the alignment of the drain system and it was properly built, including the p-trap. 

*note: not trying to be a trailer park and collect lot rent, more of just creating a trailer park and rent the trailers out with the nice lot of land to make it atleast look more appealing to potential renters*Thanks!

The 3 bed appeals to more people  A couple with no children can rent it, but a family of 5 is unlikely to want a 2 bed unit.  

So, you will have to obtain commercial financing which has a higher interest rate and generally less appealing terms. 

I would inspect the existing windows now and make sure they visually look appealing and function property.