You can find grannie style homes that just need to get updated, or get a shell that requires either additional sq footage (3rd story setback or 3 stories by right).

If you're looking to add bedrooms to a property you may want to invest in, what approximate square footage do you look for when it comes to adding a 2nd, 3rd or 4th bedroom?

If I was a renter, I would actually prefer to rent one of the non-conforming bedrooms b/c they have much more square footage.  

Lastly , how is garage space estimated versus living square footage.

From comps you can figure an average sold price per square foot and figure that with what your house's square footage is to come up with an approximate ARV.

She sent me RING camera footage, and I can see over 15 people running back into the house after a MASSIVE fireworks explosion goes off at ground level.

The appraiser first looks for sales similar in square footage to yours and design.

If they really want to stay, then yes, deduct rent based on the LIVABLE square footage they rented, minus what is no longer livable. 

On paper, my bedroom numbers, bathroom numbers, conditioned square footage and finishes match the comp houses, but the floor plan and style didn't, I couldn't sell for the number I wanted price per square footage wise and the feedback from buyer's agents shown. 

Get a realtor to pull some comps- closed sale with a loan in past three months with the same mixed use, unit count, and square footage in past three months.