Build the most square footage you can in that footprint (deepest and tallest). 

I am in a similar situation so I'm curious if it was a 4 BD, similar sq footage and you could expect some real appreciation in the near future (Maryland/DC market) would that change your answer?

For this example we will use 70% For this formula you will need to know the following:ARV=After Repair Value ( How much will the house will sell for after making all the repairs needed)Repair Estimate - (Send me a message and I can send you a list I got from my mentorship class for ball park estimates based on square footage and depending if you need cosmetic repairs, avarage repairs or Extreme repairs)Your Assigment FeeARVx.70 - Repairs - Your Assignment FEE = Max OfferExample$200,000 x .70 = $140,000 - $30,000 (repairs) - $10,000 (your profit) = $100,000 (offer)Your potential profit is $10,000 I hope this formula helps you make offers that will make sense for all involved in the transaction.Happy Wholesaling,Lily Rodriguez - Investor friendly Broker

Its like 55-60% Commercial....but there is a lot of space to increase the residential  square footage  (such as a laundry room).

I've used Stanley before and had success in removing similar stains, but the house is huge and Stanely gets expensive with my large square footage.

 1/5 ~ you are using bedroom count, what is the square footage difference? 

From my personal experience I’ve had most success acquiring MLS properties that have underlying characteristics such as favorable zoning, incorrectly listed square footage or other attributes that are either incorrectly represented or not effectively marketed.

One way to find large bedrooms is to look for houses that have a very large sq footage, but relatively few bedrooms (for instance, if the house is 3,000 sq ft but only has 3 bedrooms, chances are, those bedrooms are ENORMOUS!)

However, I've done it now on 3 occasions at properties - at a minimum, you need sq footage (to size your unit), need to know your climate zone (there are diff climate zones for the US, according to HVAC), and need to know your equipment.  

You can split it the way you mentioned, by square footage, by room ratio, etc.