On the MLS they typically use the city assessors data which will call it a 2 BR. 

I made the owner a lower offer and asked for 25K back in credits.

The cash flow will improve due to the typically fixed rate loan.  

Then make certain they can offer what you need. 

They offer day and night classes during the week and on weekends.

You can filter by type, size, location, and development stage to pinpoint areas with upcoming projects.News and Research: CoStar offers a news section with articles on recent and upcoming developments.

Medical/physician programs are typically best for primary or investment purchases..check in with @Joseph Chiofalo he is a national lender and refinance savant that's worked closely with me for over two decades.

Most hard money lenders will offer 8.75 - 10.00% on 5+ unit properties, depending on FICO, LTV, and Debt Service Coverage Ratio.

That is, homes being offered for less than what was paid for them very recently. 

They are a fairly new outfit but seem to have a good product offering and have been responsive thus far.