Is there actual plumbing changes or are you just changing the physical sink? 

If you have been negligent in your risk management, your insurance company could deem your negligence "gross negligence", which means 1) They will not defend you, and 2) You may be on the hook for not only actual damages, but exemplary damages of up to 4X actual damages, depending on the state.Here are some claims we've heard of over the years in the Smokies:1.

I am, but for some reason I see the potential as this property comes with grants and is a historic building with permits allowing for multi-units.

It’s a bummer it couldn’t work out for them but it seems that every place to rent has it’s “hiccups” and some places are just not a good fit for some families.I can understand your reasoning.

For deductions, should I only use 20% (1 out of 5 BR) or is it possible to use the actual sqft (bedroom + shared area)? 

Now to answer your question:Based on what you sent it looks like your actual closing costs are $8,361.

Yes spouse is absolutely on board, actually encouraging it as if I can get the REPS I am after, we’d actually save money even despite me quitting my job. 

The last thing I'd want is to be unable to refinance into a traditional mortgage, then i'd be stuck with a rather massive bill to pay at month 12 that'd i'd be unable to actually pay haha.

It makes sense that it's local because the banks who do construction will do it if the title company will insure it, but for lien rights reasons they will not. 

Now, I have not tried this but in practice I see no reason why I could not use a service (Plastiq, Venmo?)