High cash flowing rental, especially since I refinanced during the low rate environment into a 15-yr, 2% mortgage.

My 2 cents is that for non-sleeping areas, hot tubs, pool tables and movie rooms are top amenities that guest have personally told me they like the best.I think an outdoor rated pool table (or maybe ping pong table), TV and comfortable seating would likely be the best bang for your buck.

rent by the room, rent by the unit (small MF), rent out an ADU, etc.If you plan on renting by the room, then maybe more square footage and potential rooms to rent.If it is small multi-family, then you can look at similar size rentals to see what their market rates are or use programs like Rentometer.com or BP rental rate calculator. 

We were also thinking of trying to put a cap for the smaller units since their rate goes up as the $ amount and sqft goes down.

If that is part of your strategy, it works for long-term renters well, but the price point for school districts rated higher is higher usually.What are your goals?

First year a rate of 5.24% and after that it’s 1/2 point below prime for the life of the loan. $550 for an appraisal of my primary residence, no other fees. 

Her rate with NACA was 2%. 

Replace a 5% cap rate with a 20x EBITDA and you have the EXACT SAME THING.

Does anybody have any spreadsheets or tools that they'd be willing to share with me around some solid number predictions based on interest rates, occ %, etc. 

I have never seen a hard money lender have great interest rates and low points.