@Federico SarcinaRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

What I thought was...because it's considered part of my house I could have just renovated it from a garage to a small 1 Bed/ 1 Bath and still counted towards my R-1 Zoning. 

The issue is small units in small counts is the most expensive development.  

If you can buy an investment property, minus off all the costs, and then still profit at least 20% on top of you investment expenses/cc and incidentals (which should be counted at 10%+), then it makes logical business sense.

@Marcos De la CruzRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I would not count on appreciation being anywhere near there because the economic factors have changed--namely higher interest rates.

What we've generally found is the new lender will count 25% of the old loan against them (for DTI purposes) IF we can provide documentation. 

So really your contractor let you down on three counts here, not the tenant.

Look at FMR (fair market rent) as well to see how much you would make at a certain bedroom count.

To answer your question I've never counted, but over the many years this seems to be something that pops up, along with missing furnaces, and missing hot water heaters.