Now, if i raise it a little bit more, I get vaulted ceiling (more potential resale value + another rental with a tall loft style bed ) 

For any business deduction, it needs to have a business purpose and be "ordinary and necessary."

that's a gift to the City.in WA state the purchase prices are higher, but so are the potential ARVs.go watch every single one of Tarl Yarber's YouTube videos on flipping and BRRRRing in WA and then come back here with questions.good luck

Your network is the most important piece for any potential returns when you invest out of state.  

If the sister is a beneficiary and now the executrix, it could potentially make the process easier but I'd need more info to be of any additional help.

This will cost thousands more to complete and loose many potential buyers . i have started the process for a land survey.

Me and my team would certainly be open to a quick consult to talk through your goals further and help unpack some potential additional approaches you may not have considered.Congrats on the recent acquisition!

Seems easy enough with potential to score a lot of goals. 

My deal is a triplex with a potential Subject-To or anything else creative I can do.VA loan 2.6% 28 years left341k left on loanCurrent property value 400kmortgage is $2046Owner is going overseas in end of December and either needs to sell, do creative deal or get a property manager. 

Tough to give an opinion without having some more info on the property, area, and of course who you're trying to appeal to with a waterfront property (yourself, potential renters...?)