I bought a house I'm hoping to tear down and replace with two town homes (my street is zoned for this).

I actually don't know because I didn't tear into the sheetrock to look.I think it would be harder to find them with pier and beam as you can't see all the piers.

Im thinking that ill be able to get some good advice and/or info on implementing an idea that ive had for quite some time....I live in an area of St Louis that really shows its 100+ years wear and tear.

We still have new construction (even tear downs) going on in the city, so it can't be all that bad.

If you don't have to tear the kitchen apart to do it, I'd add the dishwasher, They won't want to move to a place without one after having it, on the disposal, I think the cleaner trash is to your benefit, especially in a multi!

Can you add another layer or will you have to completely tear it off.

what would you consider "wear and tear"?

-economic vacancy rates (real vacancy + non-collectable rent and related income) -turnover costs between tenants (normal ware and tear costs painting, carpet cleaning etc.)I would also echo time tends to be under estimated and very costly.This post is only my personal opinion.

To accomplish this they may make you tear off all of the int. finish to verify it was built to code. problems as I see them.

If it is too old you will not be able to collect for it as they will say it is natural wear and tear and that it needs to be replaced anyways.