It also has a dining room with a door that can be turned into a third bedroom.

Until then I want to rent out various rooms as a university is close by and possibly keep one room for myself for weekend getaways.Currently the house has a kitchen and dining area over the garage.

I have gutted about 75% of the house and am redoing all of the plumbing, electrical, HVAC, and roof.Unit 1 was a fullUnit 2, full gut except for the living and dining room I moved the kitchen and am adding a second full bathroom and created a master suite.Unit 3, new kitchen and doubled the size of the bathroom.

You pay an attorney a retainer, heck you even pay a photographer a retainer (deposit) for your family photos on those creepy "Holiday" cards sitting on your dining room table. 

When I looked around the dining area (30 family members, 3 generations) we are in great company.pic of the desserts my wife made.....

We invested sweat equity in updating nearly everything internally, updated basement, laid new laminate, created a dining area, new carpet, paint, bathroom updates, etc.

In terms of general condition, the dining room (which will be turned into a bedroom) and living room just need some touching up, bedrooms bathrooms and kitchen need moderate work, and the entryway, hallways, and exterior all look to be out of the 7th circle of hell.

It currently has a big living room, dining room, and kitchen all right next to each other.

So the kitchen, living room, dining room, etc, are not counted.

I put beds anywhere I can.  23 STRs and maybe 10 dining tables.5.