I will be honest, I have never seen your version of Net Return used before, but to your note the metric itself is actually quite similar to the Cap Rate calculation.

Thank you Ron.With the other input, and listening to the interview on BP with the lawyer in Illinois (which seems to have similar laws to MA), I tore up my plans and decided to get as simple as possible.  

See here: My lot is 7,467 sq. ft. which makes it 33 sq. ft. short of meeting the conditional use criteria of 2,500 sq. ft. per unit to be able to add a 3rd unit to my duplex.Questions:Has anyone out there solved a similar problem? 

There are a number of ways to justify your claim, but one of the most effective I've found is to look up similar build and size houses near your property and then look up their tax assessment's on the county website. 

I'm doing similar. 

Anyone in a similar position as me in terms of retirement focus/cash flow?

Then opendoor or similar company gets in touch with a homeowner (because they are spend an insane amount of money on marketing to reach sellers that are not in tune with the market).

@Cameron SilvaI’ve worked with oos investors in the past on similar type deals.

I am looking to do similar and am in the process of educating myself on Japanese Real Estate to do some multi-family investing (to house hack at first, and grow a portfolio beyond). 

Or something similar.