I've done BRRR's in the past, but personally, I'm not currently pursuing any strategy that hinges on hitting an ARV because--as you mentioned--the market is changing fast, and will likely continue to change...I'm always surprised (and a little worried) by how often I see newbies on the forums talking about wanting to flip or BRRR in the current market.As for rehabs, whenever I look for a rehab candidate, I'm not just looking to make aesthetic improvements.

Don't get me wrong; there are plenty of issues/problems/quirks that old houses have that new houses don't, and an old house can obviously have hidden problems and big repair/maintenance bills too...but, the point is: a brand new house is not a foolproof solution to repairs/maintenance (and in some cases, a brand new house can be a much bigger gamble than an older house).This is a particularly important lesson for inexperienced investors, who tend to be the most prone to "shiny object syndrome" (the tendency to let nice aesthetics distract from real, underlying issues).

I will be renovating in April to bring both units up to a more modern aesthetic to raise rents.

Nope, that is absolutely sound advice, because the average person would drown.But I am not your average punk!

I am not looking for a typical metal frame, but for more like a "seven shaped" post (or similar) with a modern aesthetic in which a sign can hang. 

There are WiFi that are cheaper by Honeywell which should do just the same but just not as aesthetically pleasing.

FRANKYYYY c'mere. come here you filthy PUNK.

Sometimes it feels like the bedroom count isn't even that important in relationship to other factors like location, lot size, aesthetic quality, etc.PM me the address for the property, and I will do some research to help you figure out the added value for your specific location. 

Though there are those who choose prefab for aesthetics and ease (such as the Sonoma weeHouse videos who stated they didn't have to "babysit" the build)........I recently interviewed someone who has a tiny house in his backyard and wants to rebuild the stick-built home currently on the property (it's tiny and needs repairs).

Our job is to abate nuisances and protect the aesthetics and property values of properties within our city; we don't care who, what, or how a nuisance gets resolved, just that it gets taken care of.