Most of the time, they are designed to serve different purposes. 

It was such a pain to pull off to the side of the road, walk to the nearest gas station, spend a small fortune on a portable gas can, hike a bunch of miles up and down the mountain, spill half of that gas trying to get it into the tank because those spouts are designed so poorly, and on and on…Even though quite a few people have experienced this frustration one time or another, it is a relatively rare occurrence.

Meanwhile, the hml is only designed to be a short term loan... 

Submetering is free after the purchase of the meter, unless you have them bill direct.The sprinkler company you hire will need to do a pressure/flow test to design the system. 

Proceeds from sale are being held by a designated 1031 intermediary and if I find a worthy property in time I'd like to reinvest those proceeds. 

For example, here in Marin, buyers expect and will pay for expensive finishes, good flow and well-designed outdoor space. 

There are nice duplex designs out there that would save you some money. 

Also agree with the reverse engineering concept which is what we’ve actively started to design.

I am assuming that 1031 would not be a problem since construction with design, permits and the works would take about a year to complete anyway which satisfies the one year hold criteria. 

How easy it is to for UTLs & Plumbing.I have a team I can connect you with that handles everything from Financing, Designing, Permitting, Building, Leasing, to Property Management.Hope this helps.