@Jaron Walling, You know when things start to slide downhill? 

There was no mold found inside the walls.

So imagine money that is just there waiting for you and your business behind that corner or wall and you don't even see it and you miss it.

I have been around this industry long enough to see the writing on the wall.

Quote from @Jaron Walling: So... waiting on the Fed to do something is a mistake 99.9% of the time. 

Said they would have to come back out and tear into the wall to fix the valve, which was going to run over 1k.

I added value by redesigning the kitchen and opened up the space by vaulting the ceiling, relocating the stairs, and knocking down some walls.

I am a first time real estate investor looking the following property : https://www.redfin.com/OR/Forest-Grove/2418-Cedar-Cir-97116/...its a pretty large duplex in Forest Grove OR,  the trick is though, its on a lot zoned for a 4 plex so I am lookinginto house hacking, converting into a triplex, then living in one unit while renting out the remaining two unitsThe left garage has been converted to living space, with a living room, half bath, a laundry room with a sink and some counters/cupboards and a bedroom, it is a part of what was an existing 3bd unitIf I were to acquire the asset, I would first attempt to convert that space into its own unit The line items as I see (be in mind, I am totally new to this) would be to >put up dry wall where the door to the rest of the house is,>add a shower to the half bathroom >install a water heater in the adjacent 3bd unit> install a kitchen in the laundry room, (stove , oven , sink, counter space)>add a shower to the half bath Assuming I can convert it to a 3plex, I could at-least cash flow on my investment after I leave My plan would be to put minimum down payment of 3.5% (FHA loan) that way I can have a decent amount of capital free to do the renovationsThe only concern is when I crunch the numbers to get my ROI, I have no idea how much its going to cost to convert the additional living space to a third unitAny experienced investors here know how I can estimate this before I try to make an offer?

no walls were torn down, no new kitchens or baths installed, 2 had no new floor coverings installed all 3 had recent new electrical service. 

One other note:  mice have poor eyesight, so they mainly stay close to a wall.