You will get all manner of quotes, depending on materials and other factors- will you have xray machines, do you need center run power /water (i.e. dentist office) or do you do day surgery (will require automated backup generators IIRC), are your clients physically disabled, do you need chair lift, if you change an old building do you have to make it ADA compliant. 

We told her that she is allowed under ADA and Airbnb guidelines to bring a dog as long as the animal is not out of control, never left alone at the property, and that it must be housebroken (copied and pasted from Airbnb's website). 

The plan here is to hold the building and, down the road, if/when the main tenant leaves, convert the first floor into a small bar w grill to be owner/occupy.Issue: over the past three years, the current owner has spent $28k on upgrades, improvements, repairs (bringing building up to code, ADA compliance, sprinkler work, window installs). 

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.