When I replaced mine - I went with exact same brand and tank size but a high efficiency model - measured to make sure same height - Handyman was installing - of course it didn't fit through the door where the old water heater was.High efficiency one had more insulation and about 3 inches wider.  

I think I could run my AC with my front door open and get nowhere near that in a house double that size. 

You would be better off providing a stackable 24" front load, HE, apartment size washer and dryer.  

I have never done a deal of this size, but I would want at least a signed Letter of Intent, or something that would give me the reasonable expectation that this deal will move to the next stage before I spent any money.Will may be coming from a business position with experience and integrity, and this woman may have all the best intentions.

Of course size of the transactions will have a direct impact on what kind of rates and terms one can get..

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That's all the information we have been given.Taking into account typical room sizes (offices, toilets), stair space etc, could anyone give me some ideas on a general layout - how many rooms?

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Or does esthetics like bedroom size in a rental even matter when the numbers look good?

My main problem was no interested property managers for this size of property.