The square footage was also off by 300 sf.

I still don't know if your project qualifies for a 221 loan since you haven't mentioned how much square footage the commercial space occupies compared to the total square footage.

*Use a formula involving sq. footage of the house.

Yes if there are two units; however, if he is sharing space and renting a room he will split it 50/50 unless he has more assigned square footage.

Nice, big lots, which have enough space for multiple units to better utilize the square footage on the lot. 

As for list source- I wanted 3 bedroom properties plus in area code 08030 with square footage above 1000.  

But, if something happens to THEM or their stuff, I would share footage with them and authorities for their benefit.

You'll have a paying tenant immediately upon completion of your project.Create  package for the bank or angel investors, include all necessary information, pictures, future profit, contractors estimate, time of completion, copy of signed lease, contract of sale, traffic count, square footage, highest and best use estimate, holding period....etc.

Vacancies in the $400-$600 per month range are quite low.I like your method of using the square footage as a basis for maintenance and capex.  

I have no problem with an appreciation play, but not when you have to add square footage & spend an additional 100k to make a profit.