There is always a chance that rates will drop, but I would imagine $25K would buy down the annual rate so significantly that you would never see a lower rate offered by a bank so you wouldn't even think about refinancing.

Hope you have had a chance to dig in on this website, a lot of great people, investors and overall a great resource to use!  

I spent considerable time pulling comps and estimating fair market value, but given the unique features of this property, it was challenging to reach a confident valuation.

4-Plex details: -currently occupied-estimated sale price 265k-ARV 400k, and 4k/mth in rentBackground on me: -I have an LLC-I own 4 single family rentals-each has around 70k + in equity-all cash flow well -credit is 800+ with adequate income.

If it still went to tax sale Maybe they didn’t know about the back taxes. maybe they didn’t know about the back taxes if they didn’t know and pay the back taxes, then there’s a very good chance that they are able to do something with the property that you didn’t think was possible, perhaps they know the right people ? 

Get my money back in less than a year, and it's a great amenity.If you live in a wealthier area, chances are the residents will have their own unit, so you may not have to provide one.

I would appreciate any knowledge share, or tips and advice on where to gather information to properly estimate for such a project. 

If the daughter is not on the lease, ensure you have signed papers from the mother herself if they move out early.Almost zero chance they will pay rent again.

Even though they are selling, there is a good chance they are interested in buying as well.

Who walked it for you and provided the reno estimate?