The propery is a good fit for us size and location wise, no rush to move out. 

Might serve to ease your anxiety when the time comes to deploy that cash you've been stockpiling in the meantime.Best 

Go with half the size of a sheet of paper.

Is that a typical rent for that size property in that area? 

Granted, I only did 10 deals this evening so not exactly an earth shattering sample size...haha.

I'd like to leverage this into a mid-size multifamily via cash-out refinance. 

One of my beds has a life size cutout poster of a lady wearing skimpy lingerie and high heel shoes laying on it.

In order to authorize a change in noncon­forming use, the Board of Adjustment shall consider the relative impacts of the existing noncon­forming use and the proposed nonconforming use with regard to traffic, noise, pollution, visual appearance and compatibility with the neighborhood, and shall make the following findings:1) The proposed use is expected to result in impacts which are less than those associated with the existing use.2) The proposed use will be more compatible with the surrounding neighborhood than is the existing use.3) Approval of the change in nonconforming use serves the public health, safety and general welfare.4) Failure to approve the change in nonconforming use would result in a hardship to the owner of the property on which the nonconforming use is situated.An existing nonconforming use shall be discontinued within 60 days of the date of approval of a change in nonconforming use.

The first step would be for the Landlord to serve you with a 3-day Pay or Quit Notice.

However for the main bathroom(s) I feel they lack the storage space I desire, so I'd use a full size vanity unless you have a lot of extra storage throughout, closets, cabinets, cubbies, shelves, etc.)Tile: Subway tile is still in, but perhaps try using a larger option, like a 4 x 16 tile.