But a bedroom or a bathroom can be easily qualified in terms of dollars (I usually see $4,000-$5,000 allotted for differences in bed/bath count).Truthfully, if I can't find easy comps and if I can't make it easy for the appraiser to agree with the value I'm looking for, I just don't buy it.

what made you choose it over BRRR, or fix n flip?

And even if the tenants chooses to stay in your property for 2yrs, the damage they may cause will eat away all of your cash flow and leave you potentially upside down.

The cool thing is you have multiple strategys and just because you choose one, does not mean you cannot switch to another one - maybe one fits your short term goals and another one helps down the line with long term goals.

That stuff I can hire out more in the future but I am choosing to put more of my maintenance budget in my pocket for now. 

There are always exceptions as I have seen in the past some two beds and even 1 beds be opportunities.

Or you might choose to hire a handyman to do some work and manage them more closely than you would a more proficient contractor.

My initial guess would be look at 1 bed 1 bath rentals in the area but is that the best way to estimate?

Many investors who are in a similar position in my market (another HCOL/tenant friendly area) choose 1 of 3 options.1.

I've read a few of the BP books written by Brandon & David Greene and they say something similar to choosing a PMC.