Multiply monthly usage by rate. 

That $50-100 nightstand will cost 2-3X+ more once you factor in the labor for someone to assemble it, multiplied by 2 for every bedroom.

My per unit cash flow would be higher than their per unit rent and in many cases by a whole number multiplier.  

It's an average of $586.50, so multiplied by 24 it comes out to $14,076.

The house im looking at is 888 sqft so i added the two sqfts of the houses that sold divided by 2 and then multiplied by my sqft (which is 888) and got and Arv of $364080. and im assuming the rest of the renovation is gonna be around 30k?

Multiply that by 75%. 

Each STR property I acquire must meet two financial benchmarks: a gross rent multiplier (GRM) of 5 or less [Property value divided by projected income must equal 5 of less], and compliance with the 1% rule as LTR, which serves as a backup if regulations shift or if there's a decline in STR income.

Gross rent multiplier =22% Lessons learned?

Your “overhead” costs to buy & sell the house + holding costs, interest, property taxes etc, luckily these can be pretty easily calculated, many websites like closing companies will have websites where you can fill out information about a property and it will tell you the costs to buy & sell, loan costs are easily calculable, take your purchase multiply by intrest rate divide by 12, that’s your monthly expenses multiply by the number of months you project the to complete, a good rule of thumb is even cosmetic can easily be 6 months anything more complicated can be 9-12 though all that can very greatly.3.

Your purchase price was 15.6x the annual gross income, so this property sold at a 15.6 gross rent multiplier (GRM).If you do the renovation and add the ADU, the property will generate $13,400/month ($2200 + $2200 + $5000 + $4000).