Exclusive Off-Market Investment Opportunity in Edinburgh

5 bedroom house with ample parking, large front and rear garden and a garage, fully equipped and in immaculate condition for serviced accommodation. Landlord has operated as SA before.
Property can be let in its current state generating a realistic 16.6% yield OR you could get an even higher yield by considering one of the following 2 options:
a) Convert the garage to 2 extra rooms, build a small extension to the rear, turn all rooms in en-suites and maximise returns (numbers in attached document are based on rooms NOT being en-suite) and make a main entrance to the front. 7 self-contained apartments can also be created behind the property.
b) Demolish the property, either build 4 smaller detached houses as a staggered development OR 3 large terraced properties.
If the property is let out long-term, you can realistically generate £68,400pa (achieving a yield of 10.25%) assuming the garage is converted to two rooms and still generate a healthy £54,000pa without the garage conversion.