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There are two issues I want to point out at the jump:1) 1031 exchanges are designed for long-term investors. 

A final 1003 at the top, provided from the actual lender should have that designation.

The designation of commercial multi family is a little bit broad however because for instance I’ve just started investing in commercial multi family and am purchasing 5-12 unit buildings.

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Those you could see yourself when you looked at the house . put on the 5 year list .The deck , without seeing pictures is hard to tell , could be age , could be poor design , may or may not be expensive All in all that report wouldnt scare me at all ,  Its an older house , it will be constant maintenance .

But the logic would be the same: would adding an addition, that is designed as a second unit, actually add value OVER and ABOVE the cost of the addition?  

Depending on price, studios or 1-bedrooms can still get you a good return, but I suggest focusing on 4+ bedroom units and having a really special design to stand out in the market.

******************************Ok, here are my typical approaches to a complex assignment.1) determine the most important value characteristics within my subject market (location, school district, # of units, size, lot size, bedroom/bath count, remodeled, new build, specific style, other amenities, etc.)2) research available comparable sales (with those important characteristics found above) within the designated market area3) in the absence of recent good comparable sales, I will expand my search back in time, even 5 years (or more) if need be.

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