Just give me an add on here and we can connect. 

Some banks will add on the value of repairs.

Is there room in the back of the units to add on space to make them bigger and stay within the McMansion constraints regarding FAR, impervious coverage, tent, etc.?

An appraiser will generally count all three levels as "above grade" for the appraisal, then add on a little for the basement level.

Convert/add on and make it a 3/2 for ~$75k.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

Work on mastering it, then add on another, and so on.

Add on top of that financial metric restrictions and it feels more and more impossible. 

Hello BP community, so I have been lurking for a few weeks at all the posting and advice on the forums and have finally convinced myself that in order to maximize earning potential on a property I have been holding for a few years now I will have to convert it into a multiplex. the details are as follows:currently, owe 120K @ 4.7% 6300 sf ranch style SFR, it is built on two residential lots (room to add a duplex adjacent to this property)currently brings in $1650 for rent, have rented out as high as $2000 (the Eagle Ford shale was booming a couple years ago)have been slowly upgrading and improving (new roof, new laminate flooring, some lighting fixtures, new paint)needs to be updated this was built in 1990, windows are old, some of the siding looks weathered and the worst part is the bathrooms are dated (everything is functional)I have looked at housing rents and most 2/1 or 2/2  usually command $900-$1300Appartments are a little bit cheapper $700-$1100I had trouble using the rental estimator calculator, then tried the BRRRR, I linked the report estimating the following:https://www.biggerpockets.com/calculators/shared/1083149/4f695ede-d602-47bf-a183-b0d69ff0cf64Upgrading showers adding new back porch deck (for access to upper units)converting where two new upstairs rental units would have a kitchen, 2 baths, and 2 bedrooms (comparable to an apartment) about 800 sf ($ 1200 per unit)lower dwelling 3000 sf could be split as well or rent out @ 1500 (would update and add one more full bath) making it 3/2 and 1/2 very large dwellingAll bills paid (water, sewer, power, lawn maint) about 1K per monthPlease review and point out flaws, mistakes were made but so far all on paper and in process of cash out refi, to pay for this conversion. so far budgeted $65K. advice appreciated. more details as required

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.