(based on beds and baths, not sqft).  

So I rolled and edged a 1,800 sqft 3 bed 2 bath in a day.

Pursuing a value add opportunity where we can renovate and potentially add beds or baths would be great to force appreciation. 

I'm looking to rent it out and rents in the area are $2,400-2,500/mo for a 3-bed/2-bath property like mine, especially on a waterway channel.The prior valuations have been $1.25 million in total but I've found from one lender that a valuation on a 6% cap rate may be the best way to give me the money I need to finish the project.

My current rental is a 3 bed 2 bath with an additional office room( donot have a closet) 1950 sq ft.

. - which ones I like, etc.) because I'm in bed with (receive clients from) most of them. 

Are you going to bed at 11?

Here's the background info:My wife and I bought a small house, 2 bed 1 bath, in 2018 and rehabbed it while living in it.

Unless you're renting to people who cram dozens of people into every corner and share beds, etc....I would go high class and do (2) 10 x 12's, that's only 240 SF and leaves you 300 SF for living/kitchen....do a Jack n jill bathroom between the bedrooms...

Tahoe.  5+ bed SFH's cash flow pretty well.