One was a primary residence conversion (probably have another one of those coming up in the next 12-24 months if my wife and I find a new house we like).My next two I purchased with private funds...fixed up with personal money, a personal line of credit, loan against my 401k...and then cash out refinance.

Here are some recommendations for you:Find and connect with other BP members that are in your area:http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you:http://www.biggerpockets.com/alertsRead Beginner’s Guide:http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts:http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Fair market value was $225,000 at time of conversion. 

For people who have done this, what is the best way to lead the conversation if someone calls you?

I will continue the conversation as messages - I hope you do not mind.

Plenty of conversation going on in Palm Beach County :-)   As for what's happening here - deals are hard to find when it comes to buy and hold rentals.  

If you used a standard lease form, then the conversion to MTM is already covered there.  

So I've posted about this before But I'm looking for some opinions
I have a 3 unit With a walk up attic, the attic has high ceilings. Windows on all sides.
Does anyone have any idea what it may cost to turn it into a...

Have a conversation with them and find out why they haven't pulled the trigger yet.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.