Finished attic into a large 450SF bonus room.

As @Taylor L. mentioned above, cost segregation and bonus depreciation can deliver significant benefit to LPs, but not all sponsors will perform those studies. 

Cost segregation: single family rentals, Airbnb’s, apartment buildings, there are bonus depreciations through cost segregation.

Does the potential profit via monthly cash flow and back end profit justify the additional exposure? 

I got my agent to get us a tour and did a walk thru upon arriving I noticed it was actually 2 bedrooms with closets and 1 bath and the 2 other rooms are upstairs no closets technically bonus room with just storage space to the attic. well I'm a new investor and it's listed in all my resources as 4 bed 1 bath, but my Comps for a 4/1 are at $266,000. aside from the rehab costs I'm having issues trying to determine usable comps for this property, and there isn't space to add a second bathroom for the upstairs without major layout work which I would like to avoid. 

Even if you let them out of the lease it doesn't mean you won't hear from an ambulance chasing lawyer in the future about their ongoing "health problems" caused by the 3 weeks of exposure to the mold in your house.

I would mainly go for the exposure and networking. 

The big bonus for me is I can have one week blocked off in my teams schedule months in advance.

I want experienced individuals who are very familiar with real estate investing and bonus points if they have an investment portfolio of their own.

Side note - we also plan to do the downpayment and renovation via a HELOC, bonus points if anyone knows of an NC lender that does both.