Add tax return preparation fees, bookkeeping expenses, bank fees, potential legal fees, and the major expense of replacing a major item, such as AC or water heater.   

You could also try a simpler approach like surveys or just chatting with potential guests to see what they'd dig.

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

This could potentially get around that issue.

For the potential franchisee owners who are considering this as a business, I would run the other way!

I've come to understand in the past few years that with my current skills there is somewhat of a cap on my earning potential.

Maybe checking out local networking events or online forums could help you connect with potential lenders.

Yes, it is possible to get a cost segregation study on a property placed into service in the past.There is potentially a requirement to file form 3115 which basically says that you screwed up the depreciation in the past and are therefore recalculating it.

I was considering being an agent because it would put me in the community, while potentially honing my skills and relationships while earning a solid income to invest pending my results.

If you're getting offers for your lot and another for way more than what you paid, you might be sitting on some serious profit potential, especially if the area's growing fast.