It has two rooms that simply need closets framed in and a second toilet in the basement lacking a vanity. 

Also, unless there is a built in closet it might not be considered a bedroom.Informally ask an appraiser (or a Realtor who does "Broker Price Opinions") for a guess-estimate of how much additional value a 4th bedroom would add to make sure its worth it.Depending upon the severity of the community CC&Rs (if your townhouse has them) adding more bedrooms might be a violation.

The third bedroom had been partitioned to create large master closet and a small office.

So that garage is unheated, will have slush and crap on the floor near where one would walk, in the winter) - Minimal renovation costsb) Build a hallway closet near the bedrooms for STACKABLE machines.I'd have to move one bedroom door, create a closet, install a pan, install all hookups

I've seen criteria that include (1) size, (2) presence of a closet, (3) presence of a window and (4) proximity to bathroom.

I bought the pdf, so it was a lot cheaper, and more portable.

My water closet is only 15" deep.

I am trying to make room templates for basic stuff- this does not yet account for things you find that are wrong once you dig into the rehabFor example, bedrooms in my area will usually consist of 1 door into the room w/hinges and knob and 1 closet door w/hinges and knob, 1 ceiling fan, at least 1 window that needs blinds, need paint and need flooring.

Also can convert the 1BR unit on the third floor to a 2BR unit by putting up a wall in the large bedroom already there that has two closets. 

Keep it as a 4 unit so the owner would have a 1 bed / 1bath (plus a small 7x7 den room that doesn't have a closet so tech not 2nd bedroom), individual w/d hook-up in basement, 3 other 1/1 units all paying 800/m each.In each situation all units would be fully-rehabbed and listing price would be roughly the same, just trying to determine if someone in this buying situation is looking to maximize cashflow, or since it's their own living space, take the larger area and be ok with just 2 tenants (which pretty much cover the mortgage/PMI/taxes/insurance, but no additional expense, maintenance).