to Office/Retail or Office/Bedroom DUPLEX fix & flip?

[John Acheson]

Hello, I'm a newbie to fix & flipping about to get into a small duplex (1bed 1bath ea) zone mixed use in a small town.

There are no current comps for what rentals go through incl. apts, offices and retail.

How can I find out the highest best use for my rehab?

I'm inclined to remove the kitchen and bedroom,

and just make two large office/retail spaces?

Won't this force the most appreciation

or do investors prefer residential tenants?