Flip my starter home or Resell now?

[Elle Nicole Grunenwald]

I recently bought a house in the Reno, NV area but have decided to either flip it or sell it soon (the market is crazy and I’d make a profit without any improvements). 

There is an unpermitted addition (600 sq ft) that I can try to permit for about $115 a square foot over my original appraisal, or about $70k. It’s been there for at least 15 years and the local government seems to be fine letting it stay unpermitted. Would it be worth trying to spend money to get it permitted, or would it be too risky? It doesn’t appear to me that it’s got any major issues other than potentially some minor electrical stuff. 

I can also redo the kitchen and add a bathroom pretty easily (it’s currently 3 bed, 1 bath) and both bathrooms and updated kitchens are pretty desirable in my area. I can do a lot of it myself, but need to completely gut the kitchen so I’m not sure if there’s a lot of room for profit there.

I had originally intended to just live in this house so I didn’t look at all of this before I purchased it. 

The neighborhood isn’t a good place for rentals, so it’s really a flip/sell decision. 

I’d really appreciate it if anyone has any advice for me on what to try, or to just sell!

Thanks, 

Elle