With the right layout you can add internal walls & soundproof it. 

When you're putting out a product that you are intending to sell for top dollar, the last thing you want is a layout that was constrained by some intangible criteria for the buyer which ends up hurting your sale price.

I ran into an issue where after I closed, the person living there isn't the one on the lease and I couldn't even serve eviction papers because I don't know their names. 3) It's OK to pay for good neighborhood, good bones, good layout.

We are getting the house for a good price, it has a lot of sentimental value as well as we have rented it for 6 years, prior to that my wife's parents had rented it for over 22 years (I know) but we understand the value has to make sense as well, similar houses in the same block have been sold for much more, same layout and footprint.

Phase 1: Demo/Interior Framing layout walls and rooms. [10 days] Demo whole house/clean up interiorExpand walkway between living room to eating are by 3 feet (install new header)Frame up new laundry area, frame bedroom wallFrame up new patio sliding rough opening and install new sliding patio doorFix water damage floor in hallwayTile bathroom floor and wallsInstall rough electrical throughout house.Install rough plumbing throughout house.Install insulation and drywall sheetrockMeasure windows/door.

i vote for a bookshelf. we have a similar layout in one of our houses (full time airbnb rental). check it out. we love it!

Numbers never lie, so I say lay out the data and see what it tells you.Dan

Depending on the layout & how conducive it is to 'remnants' we found a small operation was more than willing to work with us, $21sq ft.

I especially liked the layout of the estimating book and how at the end it listed a quick reference of cost based on category.

Lastly, having a good eye for design and picking lighting and plumbing fixtures that appease the masses and look expensive but are not expensive can help keep your costs down while improving the ARV.One last thought, ability to edit the floor plan to a more open floor plan is very beneficial in most real estate markets these days so finding ways to improve layouts is a key factor.