In the lease, I would include what amenities in the home she is entitled to use.

Open houses in the area you want to rehab in has been very helpful for usto get an idea of what kinds of layouts, improvements, and amenities are trending.

The only things I care about are the physical metrics/amenities of the building, and what the initial ask price is from the seller.

When we did this for a house we rented rooms out of, we got a lot of response by showing pics of the room furnished as well as pictures of the amenities available to the tenant for their use (kitchen, living room, yard, washer/dryer, etc.)

Local banks are usually more amenable than big banks and traditional lenders. 

That is perfectly legal and will meet your FHA OO requirement.Upen Patel, Mortgage BankerFederal NMLS# 1374243 The FHA loan paperwork includes the "FHA Borrower's Contract with Respect to Hotel and Transient Use of Property", which forbids short-term rental of any part of the property (defined as less than 30-day rental period, OR including hotel-like amenities) during the life of the loan (not just the first year). 

Overall, I think everyone is getting a head start on the hopeful frenzy that might start up in March 2016.On the other hand, a lot of the development that started 10-15 years ago is really starting to pay off, and Sacramento is blossoming into a fairly cosmopolitan city offering similar amenities and lifestyle as the coastal cities.

-HAZMAT mitigation-Additional plumbing installed and water consumption (commercial building usually has fewer bathrooms)-Neighbor protests to your re-development idea-Bringing an old commercial building up to modern residential codes (fire/ADA/safety/etc)-Are any amenities close by (industrial neighborhoods don't always have a supermarket or restaurants near by)?

Amen brother @Ralph R.

I think that they only ran it a year, however they may be amenable to allowing your property to legalize if you meet their requirements - otherwise, you're screwed and have to rent it as a duplex.