You should certainly be able to get $1100 if not more in rent, given the size of this property and the square footage.

I like how you picked the exact size property and square footage that you want.

So I have an Agent I've been working with to run comps for me, interesting thing is her comps frequently put the property 20-30k above my ARV's everytime, just like wholesalers I see out there who are trying to misslead people.For example she recently sent me comps of a property that had an average ARV around 140k, the problem is every property on her list had nearly double the square footage, so these aren't even accurate comps at all.I use a program that allows me to search the MLS and runs comps for me and I feel like I'm pretty thorough in keeping square footage within a couple hundred feet, bedrooms and baths nearly identical and factoring in certain amenities like pools,garages ect ect.Do you feel like this Agent simply doesn't know what she's doing?

my first thoughts go to comparing the year built, square footage, beds, baths, lot size, and location.

The mortgage broker last week told me that all the necessary vetting and requirements, such as income verification, W2's, taxes, DTI, etc etc was approved and looked great.Project scope:- 2 to 3 unit conversion with an addition added in the back in order to utilize the maximum square footage allowed on the lot.

If you add 25% value, your refi appraisal will likely show about half the added value for refi purposes (I recently had the most inept appraiser of my RE investing career: He actually showed a 3rd detached 2/2 1300' unit on his initial appraisal as a $10K upper (on top of the footage upper). 

I never trust them on correct valuation but the sales price of the home is usually accurate and you can get the Beds/Baths and square footage there.

I think with the research that I have done so far, I know I can at least build a good size duplex without running into parking or square footage issues.

We can increase the property square footage to 12,000sf, AND gain access to the alley, if we purchase the parcel to the west.

The sq footage of the home is vital in knowing the cost of repairs. 20k-40k may completely rehab a home that is 1800sqft. but, its another ball game when figuring a home that is 3200sqft. especially when figuring the flooring and drywall.