From this you can see that debt free properties of any significant value are probably earning no real return since the value of your equity is eating all the income.This is a ultra conservative approach to real estate investing that in reality earns very low ROI.  

Wanting to take a 2 bedroom with a decent kitchen and small bathroom and turn it into a 3 bed with no dining room/eat in kitchen and thinking of maybe trying to make the small bathroom a little bigger.

The HML will eat up all your equity. 

This gives you about 11-12" of knee space . 42" is more generous and comfortable if it's a bar intended for eating.

Hope you have extra folding chairs.We are on a special diet called Keto, so we can only eat healthy high fat foods, avocados, fresh farm eggs, grass fed beef etc. no carbs, nothing high in sugar like fruit, or anything processed.

Its a little hard to tell, but this is going to be the kitchen and eating area. 

I didn't take a break to eat, I was frantic (7 hours straight I spent in total).

As of right now, I FEEL GREAT, I am sleeping, eating, staying sharp and am getting feedback from my peers that I am on top of my medicine and it shows.

How about partnership with a local broker that is not going to eat my profits with a high commission?

Owner ends up eating the expense, when the former tenant should have paid the bill.