Newbie in North Atlanta needs advice

[Teresa Cardin]

Hi Everyone!  This is my first post and I need some advice!  I have acquired my first flip, 3/1 with sunroom, 2400 sqft. The house is in good condition, mostly cosmetic updates.  My question is more to the usuability/sellability than cost comparisons as I'm adding a bath either way.  Its a 1960 brick ranch, so the rooms are small.  

So I have an opportunity to convert an existing large addition(15 x18) at the back of home (away from current bedrooms) into a master suite with full bath (making it a 4/2 with an office). The only downside is that it would leave the only "living" space to the 12x15 area right off the front door that will be open to the kitchen. I don't want to be bedroom heavy, with small living area and no real dining area.  Kitchen will have a new island with seating that is open to both existing and potential new living area.   

A second option would be just add the full bath to the addition and make the space multi purpose dining/extra living.  This makes it a 3/2 with sunroom.

A third option is to do first option AND merge the smallest bedroom (10x8) adjacent to the existing living area into living space.  This would make it a 3/2 with sunroom.   

Any and all suggestions are welcome.  I'm new at this and trying to keep an "investor" mind about me.  I want the house to appeal to the most buyers.  

What would you do?  

Thanks,Teresa