California building code has a minimum standard for noise transfer between floors which is at least 50 STC (sound transmission like voices, tv, etc) and at least 50 IIC (impact noise, people walking or jumping). 

If we did a standard staircase there would be zero counter space left.I just don’t know how tenants would like having a spiral staircase

What is the typical interest rate from a money lender as opposed to a bank or other standard loan giving entity?

This is where you want to have firm criteria that you can apply across the board to make it more standardized so you don't run the risk of violating fair housing laws.

Also this is a standard flip, paint, flooring, cabinets, counters etc.

I do like how explicit their forms are, but I can probably delete a quarter of it as not applicable.By the time we have the lease, the non-standard addendum (so they shovel snow and mow the lawn), the rules and regulations, and the lead paint disclosure, that's too many pages!

If you want the reward of 3/1 ARM refinance to save your 600 cash flow per month and you're okay with the maximum reset at the end of 3 years and you've planned your plan A, B, C exit strategies then you'll have clarity for 99% of possibilities that come up.It may be good to sell your primary if your current primary is not providing you much interest over your standard deduction.

We use a Standard TREC management agreement so if they are using a state created and sponsored agreement there should be an out clause in there I would imagine.

It typically takes about 23 years for the amount of principal reduction from a standard payment in a 30 year loan to equal the amount of interest.  

It gives a standardized method.