The kitchen and dining areas are over the garage.

My renovation and rehab will convert the formal dining room to a 5th bedroom and create a 3rd full bathroom from an oversized second master closet adjacent to the dining room.

My renovation and rehab will convert the formal dining room to a 5th bedroom and create a 3rd full bathroom from an oversized second master closet adjacent to the dining room.

I wanted to try painting the dining room with some orange in it.

How is the garage power connected to the dining room area. 

depending on your tolerance for pain....if your near the university you can also share a room in your own house or convert unused space into a extra bedroom for yourself....if you don't mind living like/with a student.for instance the owner of my place (UTC), before I bought it, converted the formal dining room into a bedroom so the owner could rent it out as a four bedroom instead of a three.

"great location, no dining room" or "great garage, dated kitchen".

The dining room floors were completely destroyed and could have leaked down to the basement. 

I have not yet figured out an elegant way to handle deposits on a group of tenants when one of the group leaves early and a new person comes in.

Recycling properties rarely works well - although I've seen some investors try really hard including drywalling in their unused formal dining room so it could be a room rental.