I even had this problem in my personal home and a steam mop handled the issue,

Thus is life.

Build relationships and don't treat every person as a transaction, and these types of things won't happen to you.We lend to plenty of investors who use the same wholesalers time and time again and don't try to do any of these things because the numbers work for everyone.Build a quality book of business and none of these things will be issues.

Just trying to imagine how to compensate for an office, but also when the person uses it full time as a bedroom

Rely upon your own attorney's advice, and not personal opinions from others.  

Sorry for the ramble - just on this roller coaster called life...........

I really like the equation, though, because it does encourage/provide the idea that house hacking can truly increase your personal net worth and be a better option than for example  (having a relatively higher income in town A but you rent versus lower income in town B but you house hack -- the NWROI may tell you house hack in town B!

I want clients for life and I want you to give me unlimited referrals. 

Then I ended up writing a book on multifamily investing, and told my wife I was in apartments for life (she was tired of all the restarts over the years!).  

I have heard good things about KBKG and they have an online tool for cost basis of 600k and under https://www.kbkg.com/residential-costsegregator I personally used CSSI and they were awesome https://costsegregationservices.com/ but don't offer DIY.Hope that helps!