Financing StrategyOwner Finance – HELOC (down payment 10%) + private lending (Rehab) / Refi at ARV 100k+ / negotiate monthly note or pay in fullThe DealPurchase Price: $50,362 (25% disc from $67,000)Loan Interest: 6%ARV: $97150*I averaged this from surrounding properties, should rehab cost be added to this?

To incentivize people to stay longer, we charge a move in fee that can be added forwards the refundable deposit if they stay over a year.

You'd be adding a door, lowering the risk of that property being vacant, etc.For a flip its harder to say. 

Any increases would be added to the other tenants rent the following year.

Is there a simple rule of thumb as to what to add to the appraised value of the property to accomplish this, or am I wrong in assuming that this $figure should be added?

If so it will be added into the basis of the property.It not part of the original purchase it will be deductible separately listed on its own line.

If not, could it be added?

I am not a subsriber yet, and he said there is no price break that could be added to a reduction from being a monthly subscriber.

Dormers often have to be added to generate usable space.

All you do is add an additional insured that may be added for various reasons.Sub-2s are not illegal, there are new financing issues in doing one, but your local RE attorney will know what you need.