I'll try to ask better questions in the future. 

After going through the commercial mortgage process with few banks and mortgage brokers I'm more inclined to do seller financing in the future. 

. - what are current entitlements and future uses foreseen by that entity. 

I am still new to this and learning as I go, but I have decided that this is what I want to do and would like to dedicate myself to this to be able to provide a better future for my family.Thank you and looking forward to your answers!

Could I sell 1 of the two two families in the future and pay capital gains on it or the 1013 exchange requires to sell both properties at once?

Using the BP calculator, would you analyze the property based on current rents or future/expected rents?

Some companies will offer a warranty that may be assigned to future home owners. 

That potential tax number, on an new purchase in the future, effectively does not go down it just continues to rise over time. 

ARV currently >$1M based on comps and knowing the market.Opened May 2018-- Despite being off season, already have solid income trending and future bookings.  

Generally the T3 is the best indicator of trend and your lender will put most weight on those numbers.