Multiply that times faucets, cabinets, shower fixtures, flooring, etc.

Multiply monthly usage by rate. 

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

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.

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).