I might sell some units as well. 

First recognize that 2 to 4 units are valued on comps and not cap rate.  

A bedroom must have a door that communicates directly with other areas of the dwelling unit."

One thing I continue to think about is how valuable 2-4 unit properties are becoming, and will continue to be, since Fannie/Freddie took the income restrictions from the 5% down conventional loan option for house hackers. 

Do you build any multifamily units?

I could see a requirement, perhaps under the Patriot Act, that requires all landlords to get a SSN/TIN from everyone living in a unit and report that (or lack of) to the federal government.

I am a commercial real estate broker with an 81 unit portfolio for sale in Richmond, VA.

If you do need the extra bed, then refurbishing the existing unit might be the best compromise.If you want to go a different route to have the review removed.

Now i'm planning on being around 85 units end-of-year.

Seems to be decent on Airbnb with the guest house/ADU units with all the hospitals nearby.