If the numbers don't work I wouldn't bet on it to appreciate, it's just an added bonus if it does.  

Garage was converted to bonus area by previous owners, so we decided to add a his and her closet to make it a 4 bedroom.

Side note- getting your RE license and having full access would be a huge bonus- great investment to start your career. 

Again, offering an incentive such as a referral bonus or discount on their rent may give your current tenants the push to advertise for you. 

Either way, in my investments I dont worry as much for ARV, that's just an added bonus.

Thanks Oh, here's a "bonus" one for you.

Income is calculated on a year to date basis usually rather than a 2 year average unless your earning commission, bonuses, overtime, etc. 

Last year I adopted the Profit First System (Mike Michalowicz) and use the following accounts to manage my business: Operating Expense, Bonus money, Owners Compensation, Tax, and Vacancy/CAPX/Repairs.

Husband worked at Blizzard Entertainment for 15 years and I used his bonuses to build our investments.

Or, does it make more sense as you hit that size to hire someone that answers only to you to manage it and provide bonus incentives for them to keep everything occupied with good tenants?