I paid an excessive onboarding fee and pay 10 percent to my PM company.

Since those charges are partly a function of the death benefit, charges in excess of 15% are due to the policy being designed with too much death benefit (assuming your goal is maximum cash value)

Looking to turn the garage into a granny flat 1 bed 1 bath.

The second bank just flat out denied me because they never put my rental income into consideration, so my ratios were too high.

@Samuel S.You can definitely keep the POHs and have a "flat apartment" as it's sometimes referred to!

This leaves about 900k from stock the sale along with a 25% claim on future profits (stipulated at 570k x 0.25 = 143k EBIT), i.e. a total return of in excess of 1MUSD.The investor/developer would make 570k x 0.75 = 427k (pre-tax) on his 1.22M investment, i.e. a ROI of 427k/1.22M = 35% (given the stipulated 15% EBIT margin).Does this math makes sense?

I would keep the rent flat and just have the tenants pay their own heat going forward, @Brian Wolf.

The City of Oakland then passed an Emergency Ordinance capping rent increases, which states: "any notice of rent increase in excess of the CPI Rent Adjustment [3.5%]... shall be void and unenforceable if the notice is served or has an effective date during the Local Emergency, unless required to provide a fair return." 

Can’t you use one of the government programs which help young people buy their first flat?

So, someone who wanted that new flat screen need only pick-up the phone and say- "I decided to put this months rent to a new TV- use my security deposit."