Due to increased rates i did not refi so i did not get opportunity to see how an appraiser valued the half bathroom but the comps with same bathroom count had crazy valuation for the additional half bathroom.Taking under utilized space like a work area to add a br where the added br does not put you above the normal for the area can add value.Similar if a neighborhood is virtually all 3 br and 4 br properties and you find a 2 BR, it could be a value add to add the bedroom via new construction.  

Also, from what I read in Bloomberg, midterm rentals near major hospitals can sometime command a decent premium.. especially if they include some nice furnishings.Little Tweaks Count: Even minor upgrades, like new door locks or a fresh coat of paint, can help you justify a stronger rent.Driving for Dollars & Networking..

So, if your property has all bills paid by the tenant, you will deduct from the voucher amount the set amount by bedroom count for items like water, electric, gas, etc.

Rick Basement square footage and room count are typically not counted on public record but in some states agents list it or are allowed to list it. 

When I said size doesn't matter as much I meant for STR you don't need massive rooms, larger common areas, etc.If you went MTR you might go further away from RTP and go for higher bedroom count, for less appreciation on average.NOTHING about this post is gospel.

Buyers could look at a DSCR loan which does take into account the revenue from the rent but it doesn't count towards the value of the property.Now, buyers could look at a business loan of some kind but I am not sure they would qualify if it is only one property and even then, the value is mostly in the property and not the possible revenue. 

I definitely need to do more analysis in terms of comparing against other rentas in the area and ideal beds and heads count. 

You can also usually count on rents increasing enough in around 5 years, so that you do cashflow.Of course you have to watch out for over-leveraging and going bust!

@Mary Jay yes and that’s counting even big ticket item repairs averaged out so my monthly is actually higher. 

I'm not sure if you are planning to buy more, but I think if she becomes an agent then her time looking for properties would also count.