You can get very specific to what data you pull for example, 3-4 bedrooms, built after x date, no mortgage, min/max sq footage, zoning...

When it is a repair or expense for my whole house, like a roof replacement, I expense only a percentage of that based on the square footage of the rental space. 

If we added a bath and some additional footage off the back of the house we could get into the 300s.Since we are going to a 4/3, doubling the square footage, and doing some other stuff "raising the first floor ceilings to 9', all new mechanicals, new open layout ect.

I think the most I've ever seen was a 3/1 for each unit for a 4 plex, but they were counting the basement as a non-conforming bedroom, and it was really small in total square footage for a family. 

The biggest value adds for properties are either adding livable square footage, or renovating the cosmetics in the kitchen, and bathrooms.But what I would do first, is reach out to either your real estate agent or another one and ask them to run a CMA.

., all new flooring and such doesn't cost near as much as a place double or more the square footage. 

All they basically do is you input the property info (address, year built, square footage, condition etc) and then they assign to a local agent to whatever area you are looking for.  

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Relative to the $5200/month for the gross monthly revenue, this is conservative as the sq footage of units are generous and would likely support higher rents.I am concerned about the about of rehab this 5-unit needs. 

Square footage, bedroom spacing, and the bathroom to housemate ratio are probably three of the most important things to consider for a rent by room house--I'd strongly suggest avoiding any house where more than two housemates have to share a single bathroom.