Largest job was 300k, i was subcontracted by a GC but he had to carry the financing/weekly payroll and material purchases.

Thanks Here's a Zillow map of houses for rent near Temple University:http://www.zillow.com/temple-university-philadelph...Looks like 3 BR houses/townhomes rent for $900-$1700.  4BRs go up to and over $2000, so if you could convert an extra room to a BR, you could potentially charge up to that amount.  

I don't mean to be disrespectful, however if you carry your 'I know for a fact' attitude into the bank, you have probably not compelled the right people to want to help you.Since people want to do budiness with people they know and like, if you are an unknown quantity from an unknown source, you're just another smart person who knows the language of money. 

I find that there are alot of extra costs you pay for no matter how efficient you get.

A house I'm looking at flipping  that is 1350 square feet  but the garage would make a great add-on for 625 square feet extra .  

While these types of funds may carry high interest rates, it's often not a bad solution if its for short term and you can afford the carrying costs. 

Then I googled coupons for the company and got an extra 15% off.  

Sounds good Dan Crenshaw your this is how I like to see my cash flow deals you putting 25k out of pocket Approximately, so at 700 cash flow you getting 33% a year give or take, let's just say you have 90% default renters rate and extra expenses if you can keep that number with all about 25% I considered a awesome deal and if is in a market that's gaining Value it a super awesome deal

In Austin that is where all the illegals hang out with no skills other than carrying rocks and digging ditches.  

My guess is that to take a 3/2 and convert it for 10 residents, at the very least you'll need to be adding some extra bedrooms (and possible adding additional square footage).