@Kevin Cespedes Go to the local zoning board and see if the property is zoned for such a conversion.

See if you can get a free or low cost energy audit from your power company.  

Your first conversation will probably be information gathering for them, so you should make sure you come to do the same.

I also discovered that even though they have power split and two separate furnaces, they actually aren't on separate meters, so that lowered the cash flow expectations.

The marketing and initial conversation says one thing, then your end loan result feels vastly dissimilar.

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In addition, many landlords avoid conversations with their tenants. 

That ended the conversation with an understanding of an agreement is an agreement.

This runs counter to some of the wholesalers here but if you bring me a deal and lie, that will be the last conversation we'll have.  

Conversely, an ACV (actual cash value) policy will only pay for the replacement cost minus depreciation of your roof.