that may work - is there an ability to get extra cash out of the value is there? 

What is the property worth with an extra bathroom?

You can always pay extra toward the mortgage if you want.

Retail is typically minimum 25% down and usually more like 30 to 35%Underwriters define risk and numbers differently by commercial asset type ( hotel, retail, office, industrial,etc.)

They can be a pain, and yes some are slower than molasses in December, but usually they make sure the paperwork is right and I have never had to argue with a bank on how they come up with a payoff, or interest I have paid.  

These are usually folks who want a more "hands on" interaction with me and the asset from selection thru disposition.

I wrote a post on how to find comps and calculate ARV that you might find helpful: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueTo answer your major concern, when you get comps that have a large range, there’s usually a reason that you have to dig deeper for. 

For example:ROOF - Asphalt shingles should last 20-25 years.HVAC - I usually plan for a lifespan of 15-20 years, but your dollar amount looks accurate. 

Most of the bigger HVAC companies in our area don't charge extra for weekend calls.

All properties are in good living conditions.Here are the Properties rent and size1. 2bd/1ba  rent $300 per month 1050sqft2. 1bd/1ba rent $325 per month 645sqft3. 2bd/1ba rent $350 per month 1050 sqft4 3bd/1ba property manager lives rent free could rent for $600 per month 1200 sqftThe sellers chose to do low rent because of the neighborhood but each property can easily pull in a extra $100-$150 per month.My question to BiggerPockets is how should I determine my purchase price?