I am focusing on roughly 12 unit properties in the Hixson, Soddy, Red Bank area or renovating something on the outskirts of downtown and creating something similar. 

Normally on a flip you will have to pay capital gains taxes unless you want to defer them and do a 1031 exchange into a larger property. 

I did all renovations myself and spent 12k.

Being as though it's a small bath room I think it would be under $1,200 to renovate this entire bathroom. 

However one larger room would be shared desk maybe even a counter that everyone can sit at together.  

We also have some deals in the pipeline with more extensive rehab in the biz plan and we're currently renovating around 500 units at various projects.

Will most certainly help you scale once you have a larger portfolio. - 2 of @Brandon Turner's books The Book on Rental Property Investing and The Book on Managing Rental Properties.

I'd imagine since everything would be brand new and my father and I have been doing renovations on houses that it wouldn't cost me too much to turn the downstairs into a couple of 600$ a month apartments.

I would make double the profit on these but no equity and probably much less resale value and yearly massive renovation.

In the midsts of a renovation (BRRRR) in a nice (A-level) neighborhood.