I'm going to say the addition of the 5th unit will kill the cash flow because of the increase in cost to a commercial loan and all of the renovations (ADA compliance, sprinklers etc...). 

Emotional support dogs are not considered service dogs under the ADA.

It would be so great if landlords on BP could make a modicum of effort to understand the HUD, FHA and ADA rules.  

And the second floor will not be conducive for patients unless there is an elevator, and ADA requirements.From both an beauty point of view and a  business point of view, and my personal experience I'm not much in favor of duplex conversions. 

Cashflow in Canyon county is way better than Ada county as you know.

Also, regarding your actual Zillow ad, a few thoughts:Your rehab work looks solid.

The lower unit is ADA equipped for a wheelchair user, and will require about 5-7K in repairs to convert it back to a non-disabled use apartment. 

Originally posted by @William Allen:@Derek PigulskiI would love to work with you now or in the future, I'm AD as well at Whiting Field.  

Nice work, that will ad a lot of value to the property.

I will eventually ad a rec room that will include another 60". nothing in bedrooms 2-4.