I am also thinking of taking the wall mostly sown between the living and dinning rooms (the two rooms abutting the garage.). 

The neighbor told us she taught pole dancing in one of the rooms & the guy who bought the home from us found the solid brass pole in the basement & the ceiling header & floor base firmly attached in one of the upper 6 bedrooms.

When we rehabbed, we pulled up all carpets and found that the old wood floors could be sanded/polished/waxed ,so I then hired someone to sand/polish/wax the floors in all rooms and they turned out beautifully.

I'd recommend not taking a max cash-out if it's not needed, but to take out what you need +10% to give yourself some breathing room.

A fire pit, BBQ grill, or outdoor dining area can also be great selling points.Themed Decor: Consider a lake or nature-themed decor to enhance the experience.

There is no room in an 8% fee to cover doing extra anything. 

You can increase income by adding additional "rental units" whether that being an ADU, garage conversion, renting out extra living quarters, renting by room, etc. 

These are the best areas for room rentals (co-living) and STR or MTR with higher ROI.I am an expert in this area if you have any questions.

Renting by the room can be a powerful strategy. 

Long story short, I ended up buying that condo, only to find out, after one month, that my living room windows were leaking big time during the stronger rains.