NOGuidance line Terms as least for us in the 2000s were I had 6 different bank guidance  lines.1. advance 80% of loan we needed 20% of our own cash.2. one year term  1 point at each renewal.3.

Even still, it could be said that I've still lost money due to my time on the tools instead of prospecting as a real estate agent (the cost of lost opportunity).If you can truly do 80%-90% of the work yourself (at acceptable quality levels) and you aren't sacrificing your time where you can get better returns for your efforts, then yes, it can work even up here in Canada.

At which point our evaluation should rise on the community for closer to $4,000,000.00 Lessons learned?

This is not uncommon and actual more typical as it is based on sales price and even though the first appraisal was $130k the new one gets reset based on its recent sale and home prices are not up 10% over a few months.You are going to have a hard time getting a lender to use other comps compared to this home as it recently sold.

I suspect but dont know .. this has all the red flags of lenders to watch out for as in pump and dump due diligence schemes..

None of what you mentioned answers your question. 

I have already thought about the point you mentioned about some prospective tenants not being fond of the fact that both floors aren't available but until I get back to AZ which could be awhile I need it for storage.  

Here is the short of it.Does this look like a good deal? 

There's lots of competition from everyone jumping in.

I know a cost segregation study would be too expensive for such a small amount of property, but is it permissible for me to estimate the value of the components on my own?