@Justin HerringtonWhile Thorold does not give a maximum occupancy per dwelling unit in a direct manner, it appears to define any building providing lodging to more than four (4) occupants as a boarding house:“boarding house” means a building in which lodging is provided for more than four (4) persons in return for remuneration or for the provision of services or for both and in which the lodging rooms do not have both bathrooms and kitchen facilities for the exclusive use of the individual occupant;In turn, they restrict a rooming house or lodging house (but never marry definitions to that of the boarding house) as follows:Where a dwelling unit contains rooms intended to be used in conjunction with a rooming house or lodging house, the occupants may share a single bathroom provided that: (1) not more than nine (9) persons occupy the dwelling unit; (2) for each additional nine (9) persons or part thereof, there shall be an additional toilet, handwash basin, bathtub or shower; and (3) access to the bathroom can be gained without passing through: (a) a habitable room of another dwelling unit; or (b) an open area, which is not normally heated during the period of the year which heat is required by article 2.22.3 of this by-law.So, it appears to come down to whether boarding houses are permitted where you property is located (and whether they need to be specifically licensed), unless your building would be seen as a non-conforming duplex.This is the question, I believe Thomas was asking.

I will meet with them if need be, but I feel this deal maybe one that the sellers will not accept at first.

I can generally command 150 - 200 dollars premium in rental rates because of the condition of my properties... my tenants refer their friends, co workers and family to me when they are looking for a rental.Is that acceptable?

No knowledgeable investor would accept the property on a (Personal Representative) transfer deed, without title insurance.

They accepted your client’s offer based on the attractive offer of a waived home inspection and waived financing contingency.

Did you close or just accepted an offer?

The attorney (trustee) and an accountant on the seller's (my side) have fees to cover however this home is a short sale and I've never heard of a lender accepting the fees of a trustee and accountant as part of the short sale approval.

You have to be careful, since some buyer's agreements are written as exclusive, so that any property you find - within the covered time period - would pay a commission to the agent, regardless whether that agent assisted with locating the property.

(or vice versa)Perhaps an accepted ratio ?

It I get an acceptable tenant lined up, I make sure they are OK with an uncertain move in date.