@Connor Burke just based on my quick look 1) all I can see is the outside pic you posted in the calculator, but based on the age of the house from that pic and the description mentioning needing a "little TLC" $8k may be low for repairs, 2) if it were me I'd up the vacancy to at least 8% since 8.33% each month would give you a month's rent set aside each year (1/12), 3) again, I don't know the age/condition of the house but my guess would be 7% CapX is a bit low, I'd up it to 10%.Not being familiar with the area, I won't comment on the assumed ARV, rent, water/sewer, or property taxes you used.

Each unit is 2x1 and from the description, it would seem it needs little or no rehab work.

Ideally, with a brief description, what would the easiest, stress-free rent collection process look like to you?

Seems to fit that description pretty well. 

You'd be able to model the various pros and cons that you described to see what the best option might be for your portfolio.Based on your description, the office model might have an above average growth rate given the location and less replacement reserves given the nature of the structure.

And, Jim, I've never heard of ****-eyed but that does sound like an apt description! 

Need a little description preferably photos of exterior and interior.You need to get interest rate, down payment etc.

I would make a beautiful rental listing with great photos & description and post it everywhere you can ...facebook...zillow etc and offer a free month rent.

Also, what did you put in your description that made this property so appealing?

Nikfirst and foremost you should know the zoning codes  and what is allowed in the base zone without conditional use permits IE permitted uses.. this should take you all of 5 minutes to figure out.as developers we know the base ... we then make the offer with Due Diligence.. no one has it worked out before they make an offer.. unless its off market and they been hunting it for a while.. all land or development deals come with due diligence time.most sellers these days though want POF and a brief description of your ability to execute.and depending on the size of the deal you will need 25 to 100k in cash for EM and prelim work.its common to lose money on due diligence.