Here are the typical discount point adjustments for a cash out refi 70% LTV conforming loan amount 4plex investment:You can also google "FNMA LLPA" and manually add them up from the PDF you will find. 

Section 8 will continue to make its payments, and their residents' rent portions will be adjusted accordingly if they cannot work.  

A good lender will look at the tax returns you provide and make adjustments for your paper losses (depreciation, etc.).

Any suggestions on how to adjust for this to come up with an ARV?

Keep track of all your expenses from your remodel and that will adjust your cost basis, reducing your capital gains, if you don't qualify for the exemption.

The blade swings both ways.If you want someone to lend you money, you need to flexible and negotiate.

My point is, sometimes asking how can I make this work means adjusting to the point of doing a different style of real estate investment if that's what the market dictates for you.

If L&I denies your application, you will need to get a special exception and variance from the Zoning Board of Adjustment (https://www.phila.gov/departments/zoning-board-of-adjustment/)When I initially responded, nothing about zoning was listed when applying for an activity license.  

The blue line is the non-inflation adjusted $/SF.

@Soh Tanaka Thanks for the reply; my understanding was that the opening balance should be 0, since it's a line item QuickBooks makes up and one that should either be deleted altogether or adjusted through a journal entry allocating the opening balance to an equity/owner's capital account.