The factors here are several layers deep...1- The threshold decision is rooted in local ordinance and zoning...if you're in an area with tight local ordinances you're fighting with the people that live in the neighborhood before you ever reach the city zoning folks...this can go one of many ways2- ROI on the conversion...you're first stop should be with a local architect...they are worth their weight in gold when navigating a project like this and will wade through the regulatory waters much better than you...and a simple phone call may be telling to whether the conversion would be permissible.The extension of this is the cost of the renovation in relationship to the rents received...the stars would really have to align to say you should spend a significant amount of cash to convert a performing building with 4 revenue streams to serve another function (but there is more to this)...and the cost of construction (and lumber in particular) is 5 fold what it was 1.5 years ago...3- As you indicated...exit...I think the only rational reason to convert a 4-unit would be to get condo status or single family/ shared wall and sell one or both of the units to an end buyer (you are basically paying the role of a speculative developer here)...this is happening frequently in locations like Olde Towne East and Merion Village...hard to demonstrate how successful this has been, but it seems far fetched reasonable consumers would pay the same for a  free-standing SFR they would for half of a "duplex" or condo, but who knows for sure.Either way you look at it you're in a residential appraisal situation on the comparable sales approach....4 unit buildings are still "single family" homes. 

I know you will get there and I’ll be rooting for you along the way!

It sounds like tree roots have invaded the sewer line.

We love where we live so much that we decided we wanted to do whatever we could to plant roots and stay in our community.How did you find this deal and how did you negotiate it?

Absolutely agree with @Taylor L.Would you ask the tenant to give you a root canal too? 

Tomorrow he will receive a 30 day demand letter to remove the 14" stumps he left, grind up the roots, and fill the holes, plus remove or move the fence.Love Thy Neighbor - unless he tries to steal your land!

I can also give recommendations for contractors for repairs.This is my first response on this forum so please excuse any poor formatting.Daniel Root

I like the idea of sticking around here in a positively appreciating market that I’ve already got roots and an understanding of.

Before a problem takes root, make sure to start any land development project with a thorough understanding of the soil composition of the parcel of land you want to build on.

The PMC had been "in contact" with the rent assistance program, but clearly wasn't getting through to the right people or the root issue.