If you decide to sell it before you are able to use the additional $2k loss then it would just be washed away. 

I have done framing, trim, repaired cement, power washed homes, yard work, landscaping.

If needed, I can tell you what PM company we are washing our hands of. 

I think at this stage it is seeing the capex items pop up and kind of wash away my cash flow is where this may come up also.

If you are even willing to be bold in the right area, you might also be able to rent your room and live in the laundry, or an office, or the garage, or a trailer in the drive, something like that.As far as structural issues we do have foundation issues in many parts of the city. 

(they do laundry offsite and bring in the clean stuff with every clean). my cleaners are great, but they missed that. it happens.

I'm sure F&G and MWCC have a laundry-list of ideas.  

As far as the copper pipes needing replaced in a few years , well so may the water heater , the furnace , the dishwasher , and washing machine .

I am a first time real estate investor looking the following property : https://www.redfin.com/OR/Forest-Grove/2418-Cedar-Cir-97116/...its a pretty large duplex in Forest Grove OR,  the trick is though, its on a lot zoned for a 4 plex so I am lookinginto house hacking, converting into a triplex, then living in one unit while renting out the remaining two unitsThe left garage has been converted to living space, with a living room, half bath, a laundry room with a sink and some counters/cupboards and a bedroom, it is a part of what was an existing 3bd unitIf I were to acquire the asset, I would first attempt to convert that space into its own unit The line items as I see (be in mind, I am totally new to this) would be to >put up dry wall where the door to the rest of the house is,>add a shower to the half bathroom >install a water heater in the adjacent 3bd unit> install a kitchen in the laundry room, (stove , oven , sink, counter space)>add a shower to the half bath Assuming I can convert it to a 3plex, I could at-least cash flow on my investment after I leave My plan would be to put minimum down payment of 3.5% (FHA loan) that way I can have a decent amount of capital free to do the renovationsThe only concern is when I crunch the numbers to get my ROI, I have no idea how much its going to cost to convert the additional living space to a third unitAny experienced investors here know how I can estimate this before I try to make an offer?

I have a 2bd 2 ba vacation rental worth of furniture supplies, living room, kitchen, laundry room everything you would need turn key for a airbnb or VRBO where is a good site to sell it all in one and not dirt cheap?