The only idea I have for you is maybe pay what it’s worth today and if you hit your return or exit ARV you could offer the seller a bonus or piece of the upside if you feel like doing that.

But once I read the book by David Greene I actively started looking for someone to rent out my unused bonus room and basement.

As an example if someone makes 60k a year being an analyst for a salary and then can get an additional 10k bonus but has to do all of this work to get it many will not do it.

@David SoestNo you're not, if anything you are being generous. 

  - 2 weeks close- $500 bonus to the listing agent. 

@Manichandra SajjanapuMy reference to a bedroom not being a truly dedicated one was meant more generally; whenever a bedroom is without a closet, utilizes a powder or guest bathroom, or doesn't have a door (many lofts and bonus rooms fit in this category), prospective tenants and buyers tend to discount the benefit of that room - including using it for guests. 

Don’t get me wrong the profit is always a bonus but the true prize is truly knowing your genuine efforts made a difference.

The current owners are very generous and haven't increased the rent in 20 plus years for one tenant. 

If they also have experience in the entertainment/music industry as well, that would be a major bonus.

An improvement may need to be depreciated, but new rules were enacted in 2017 that may make it 100%-depreciated in year 1.Reference: https://www.nolo.com/legal-encyclopedia/50-bonus-depreciation-likely-extended-2014.html