If you are further, you'll have to work hard to entice folks to drive the extra mile. 

But think there is a universal element of truth in this video that applies to anyone who relies on leads, leads and more leads....and your post just reminded me of this movie.https://www.youtube.com/watch?

There is a temptation to model every possible scenario but, in truth, it should be balanced with reality.

I went to the Zoning Board to ask for an additional two units and got shot down, getting ready to go back to ask for just 1 extra unit.

Not only is that an occupancy violation but specifically marketing your property as student housing violates fair housing.I wish landlords followed the law, because putting the extra occupants in the property crowds parking on the streets and overwhelms them with traffic.

Truth be told we turn away a good amount of “brokers” as they show their cards in a very fast way... over charging points, misquoted terms...

Every persons tax situation is different, but is there some kind of rule of thumb to determine when the extra cost of CPAs are outweighed by the savings of a larger tax return?

Cut all extras you don't need to survive. 

From what they have told me, they enjoyed the extra monthly rent to help pay the mortgage payment.

There is an income cusp you want to cross before the LLC may be worth the extra cost according to my CPA.