I will be adding a walk in closet to br 4 and considering a half bath to increase rents $125-$150. it also has a separate entrance and option for garage parking at $50/mo. any 2nd opinions or feedback would be greatly appreciated.

We have a form that can be added to the application process. 

I like faux marble for shower surround, cheap plastic bead board fades and gets soap scummy.

Anyway, I had assumed that in our neighborhood any costs invested would be recouped, but when I talked to the realtor at the new build ($739k) that I visited this past weekend and he sent me the link above I started to feel less sure that I could count on a comparable amount of equity to be added to the property in doing this project.  

@Joe EitelYour mileage costs will be added to the basis of the property you purchase, provided that the purchased property is in that geographic vicinity.

I think what I will do is see how long they're planning to have him stay and we'll have a written agreement that if he stays longer than x weeks, he will have to be added to the lease and must meet minimum requirements for tenancy. 

Then ask to be added to their distribution list.

To be added as an additional occupant they would have to go through the screening process as any regular tenant.

It was helpful seeing what other types of clauses/fees people put into their leases due to this condition so I will at a minimum be adding that to future leases.

She wanted to remove the wallpaper and paint, bead board on the front of the bar and some more paint and, Wala, looks great!