Additionally, changing a poor flow or layout to a better flow or better layout will also have tremendous ROI benefits.In your specific circumstance, we all would need to know your current market conditions, your subject property details, and what the competition has to answer such a question.

What I love is it is essentially the same thing I did in my house just a few months ago, and virtually the same layout too. 

She will come out for free to measure and give layouts.

So before you lay out $4.5k - find out why you are needing to lay out $4.5k.If you never understand your property, or how things work, you will be on every suckers list for the contractors in the area.

Hey Patrick,I like the layout of the spreadsheet, very easy to read. 

Question- there is probably a cool, professional way to word it, but I was wondering:  if I wanted to work/partner with a friend of mine who has the funds -but none of the time, knowledge, or contacts to find and manage properties- I would find the properties, find renters, and manage the property, and he would lay out the %25 down payment.  

You may need an architect if you modify the facades (like windows positions or numbers), the interior layout (like touching load bearing walls) or foundations2.

The second building is have layout of dubplex 600 + 900 sq ft, but need all the interior.What i am thinking is to turn the main building in to a 4-plex and use 1 unit for my self. the duplex would be 2 unit.

Most seller representation contracts specifically lay out what happens in cases like this.

Check comps, not just for price, but for layout and finishes.