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

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

Anything under 12.5k sqft I’ve found that the fixed costs are too much to achieve that 35%.40,000sf: This is just a personal rule of thumb where currently I’m trying to stay away from the spaces where the institutional players are operating (if I can).

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.

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

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 would be interested in having a conversation with you to understand your thoughts on the area a little more. 

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!

As that will at least help folks that you reach out to know that you are a real person, with a picture and professional bio.

All my personals are never less then 15% most avg 20% NET Good luck