I can have a crew clean a 3 bed / 2 bath house for $250, which is two people working 8 hours.Furniture and garbage, I personally hire a junk hauler that charges $50 a pickup load or put it out with your garbage and charge whatever the extra haul charge is.As far as the carpet damage, you mentioned stains and holes.

I walked the unit and in the bedroom has a massage table and no bed.

Good Evening fellow Financial Freedom seekers and Real Estate Enthusiasts,I have heard Brandon talk about looking for "hidden value" in his rental properties such as finding a home with more than 1,000 sq ft because he knows he can likely convert some part of the property into an extra bedroom (maybe going from a large 2 bedroom 1 bath house to a good size 3 bed 1 bath).My market (Richmond, VA) seems to have a lot of 3 bed/ 1 baths available at a modest asking price with the asking price hiking up nearly $25,000 in some cases for the coveted 3 bed/ 2 bath layout. 

The property might be on a slab and you want to build a basement but there is bed rock underneath, is there a formula for that?

@Logan Freeman SFH 3 bed 1+ bath in C+-B+ neighborhoods, also willing to look at Duplexes-Quads.

The house was just super clean in that it was newly painted, new flooring, 3 bed/2ba, in a good neighborhood, brick exterior (durable) and priced at 200K  so I was quick on the buy. 

Obviously being licensed, a half-way house can charge more per bed.

Unless you are adding beds/baths, I don't think it will make much difference.

It was located in my hometown and had great bed to bath ratio. 3 bedrooms and 2 bathrooms appeals to owner occupied audience and investors.

Comps have square footage, so many baths, so many beds, so much land.