My target purchase price is no more than $410K, aiming for an ARV in the $530K to $570K range.I'm comfortable with small to medium-sized renovations that don't require major structural changes or additional square footage.

It's gotten harder both down on the flats and in the mts over the years.

Landlord’s only option to collect funds for damages is to take tenants to court.More and more tenants are only having a portion of their rent covered by S8, so landlords need to still screen S8 applicants for portion they must pay.Landlord cannot charge S8 tenants a portion of shared utilities – which can lead to the infamous tales of tenant retaliation against landlord by blasting heat on high with open windows during winter.S8 caseworker response times can be very slow, as they are usually overworked & underpaid.Again, overall it’s a pretty good deal for a landlord that does some decent screening.Exposing Section 8 Housing | Tenants From hell 243 - YouTubeLiberals Blame this Eviction on Landlord Despite the Before & After Footage | Tenants From Hell 241 - YouTubeMy first Baltimore buy & hold investment - SOLD (Lessons learned) (biggerpockets.com)Besides MANY self-labeled "gurus" exaggerating their success, many of them just supply readily available info.If you're too busy to find the info and are willing to pay for it, no problem as you accept their time vs money solution.REGARDING S8 GURU ISSUES SPECIFICALLYMost of them don't share all the facts about how Section 8 actually works.They claim you can get HIGHER rent from S8 tenants vs private-paying tenants.Why would the government allow our tax dollars to be spent this way?

Since you’re renting out partially, a common method is to use the square footage of the rented areas relative to the total property space.

I pick the closest comps and then compare the locations, square footage, amenities, finishes, etc.

Many of my my investors started with 2 or 3 homes, used a value add strategy , and renovated or added adus or sq footage, and now 1031 into a 6 unit property with the same amount of money, but now going from about $1,500 cash flow from 3 properties to a 6 unit property that now gives him $3,500 gross profit. 

@Brandon Ja - The standard answer here is to check with your CPA, but from my standpoint expenses that add longevity and functionality to an existing property (including adding square footage) would make that a capital expenditure that can be depreciated over time.

Did you ask what the rent is and sq footage?

Unsure of the square footage of yours, but I believe the one here is $14k annually for rent.

It had similar square footage in property size, similar square footage in lot size, was built 8 years apart, and was renovated.