For my 6th BRRRR : 30,000 improvement to net 6000 cashflow?

[William Collins]

Here is the situation.  Older (1900) duplex, over under- where the 1st floor had a significant expansion (300 sq feet).  The property is currently a 2 br 1 bath per floor unit, but due to size the first floor would net 1100, and the second floor 900 (assuming the renovations occur).  My net renovation budget is $30,000 for fixing the house as it stands.

The other option is to expand the 2nd floor to add the additional 300 sq feet.  This would allow me to take both apartments and switch them to 3 BR units, and due to the neighborhood- they would rent for 1300/ unit.   

As this is a BRRRR here this would end with a win in either case:

70k purchase +30k reno= ARV $160k able to fully finance out all funds

70k purchase +60k reno= ARV $200k able to fully finance out all funds

The big factor is time, where the larger project would run 4 months knowing the town and timing.  

What are your thoughts?