I'm not even considering the slab...IF, AND ONLY IF, the slab pans out to pass city approval, codes, permits, construction plans, drawings, ADA compliance, will it be a "value add." 

Yes, rent rate per sq foot, but you also have to offset that with extra hallway space which doesn't make money, premium pricing for first floor or near elevator, Large sizes closer to elevator and smaller sizes away, larger sizes on first floor and smaller sizes higher up, ADA compliant hallway/door width/elevator sizes, cart sizes, cart corner bumpers, foyer area, any box/product sales (sqft taken), placement of elevator in the building to minimize distances, structural wall and beam placements,  etc. 

I will eventually ad a rec room that will include another 60". nothing in bedrooms 2-4.

Service dogs and landlords ,what I understand of the ada that made the laws governing a service animal they can only ask two questions what's a person's disability and what was it trained to perform,and first there's no registration required on the federal law but some states have made laws requiring a service animal to be certified most don't and the federal laws states due to so many are poor that self taught is legal yet they are required to log in on notes of the daily task of training and it also states they must be housebroken and not to be aggressive.other words under control and they can not refuse housing or restrict places but some states have and you have do your own homework or be liable Illinois where I was born and live protect owners of also and do not require a certificate of a professionally trained animal to be considered a service dog .

I would like to refer others to a thread on this very topic (for those who have not already seen it) which goes into great detail what NOT to do ad a wholesaler, https://www.biggerpockets.com/forums/93/topics/583...Second, I would like to address the main question in this thread which in summary is this: Is it ok to circumvent a wholesaler.

Are emotional support, therapy, comfort, or companion animals considered service animals under the ADA?

Am I correct in thinking that an "Emotional Support Animal" does not have the same ADA protection as a trained Service Animal?

Also, if you plan/are required to be ADA accessible, your slope must be under 5% and under 2% for cross slope.Just some things to keep in mind.

They have a disabled person living with them, that they take care of, am I responsible for following ADA codes?

Go to a pet store and put some mice ad a snake in her place...