Would you recommend adding a Bedroom to BRRR a property?

[Derrek J Hooyman]

I currently have a 2 bedroom and the tenant moving in 8/1 does not need the 3rd bedroom. It currently is a sunroom/3 seasons room. Converting the sunroom into a bedroom would cost 4k-5k. My realtor suggested about 10k-20k extra in value. I'm trying to BRRR and add value to cash out refi in 3-6 months to buy another.

I bought it off market and it does not need a lot of work but trying to get the ARV value up. I will be adding a bedroom, possibly newer windows to the top unit, fix a pipe, and redoing the roof. Any recommendations?