No hiding, no deception, no playing with words, no manipulation.Do it right and see how much money you will make!

SFH's generally get better pricing than 2-4's, so that will play affect here too.Otherwise, what you have here is a pretty typical PML quote IMO. 

Do you need the cash flow now to supplement your income or are you looking for more of an appreciation play?

If you can add value for them in a efficient upgrade/renovation plan that doesn’t overly encumber them then I would alert them of some updates you’ll be making and slap on a 5% increase.I work as a lender at Walker & Dunlop and flat rents don’t play well in making a story for a refinance.

Additionally, it is taking up 5ft x 4ft area that could be better used for storage, play area, etc.

Play around with it to get what you need. 

I have not really found an "easy" way to do this on a mass scale, but social media specifically Linked in has served me well for finding the officers or owners of those LLC's sometimes. 

He played the big shot moneyman right up until a week later, when I found him naked in bed with his furry privates out, high as a kite on some kind of smack, blubbering his eyes out over a 400-lb equally naked woman who had just been brought back from death's door with Narcan by paramedics from the three ambulances and five cop cars blocking up the street my duplex is on."

We found this on Zillow at first, and began playing around with numbers and decided to take a look at it immediately.

We found this and began playing around with numbers.