I just signed up for Pro membership trying to analyze at least one deal each day.

Quote from @Evan Rumble: As Tim pointed out, your PRO membership includes access to the Lease Agreement Package under TOOLS at the top of your screen.

We own a duplex in a disregarded llc and want to sell the membership interest of the llc to our buyer to avoid transfer taxes.

Here is the link https://www.naahq.org/news-publications/units/august-2016/article/2016-naa-survey-operating-income-expenses-rentalI can share with you experiences growing up in an apartment management family. 

It probably also doesn't include all the city of seattle permitting fees, site surveys, and who knows what else and 10% of job value for permit to city of seattle.   

The title under his name can then be transferred from his estate to individual heirs when the taxes are paid. if the property is not subdivided amongst the siblings yet, then you might want to have the property surveyed so his portion can be transferred to a title under his or your name already.

Move to a less expensive area of the country...most of the membership have not lived in an apartment near $2600 (maybe a high paying job makes up for the higher cost of living).

The following is a very cursory list of how I would approach this.1) Work with a real estate agent to do thorough research on sales prices (comps) for similar properties in the area.2) Work with an experienced RE consultant or developer to create a pro-forma based on solid research for your development that includes 1) a pre-development and development budget that includes a) soft costs like architect and engineer fees, geotech, permits, survey, builders risk insurance, legal, etc. and b) hard costs (construction costs); 2) sources and uses of funds; 3) cash flows; 4) sales (absorption) projections; and 5) a capital accumulation model for your different development scenarios to help determine which alternative would yield the highest investment return.3) Find a reputable architect and engineer to create drawings and help you through the permitting process.4) Submit drawings to GCs for bid.5) Update your pro-forma for the estimated construction costs and take it to several lenders to determine what the loan terms would be.6) Secure a loan, hire a GC, and start building.Again, the above is just a simple general overview and is not meant to be comprehensive by any means. 

Survey? 

The last survey I read said that 75% of renters had a cat or dog.http://realestate.aol.com/blog/on/survey-most-rent...You're ruling out a whole lot of your renter base if you don't allow pets.That said, it obviously raises risk.