An HOA is listed by name in one of the legal documents, but no organization actually exists in reality. 

I am looking for advice regarding who I can contact  that can give me solid advice on what areas could use apartments vs what areas are over-saturated?

You could contact county offices that make past due property tax properties and contact the existing owners that might be involved in a tax due auction sale and contact the current homeowners and see if they are interested in selling their homes and keep them current with property tax collection firm.Good luck to you!

Not only do you want to renovate to create a 3000 SF home, but you want to argue that the 3,000 SF always existed in order to minimize your property tax increase.

What would be the best way to keep our existing house with good equity and finance a new house?

Then we decided to remove all carpet and continue hardwood floors along the existing hardwood floors.

If you’re in Kansas, Nebraska, or Wyoming – your options are limited to non-existent (I don’t mean to denigrate brokers in small markets, but it just isn’t possible to be a specialist and make a living in many areas.

@Daniel Tisdale Sounds like the combined lots could be worth moving or tearing down the existing structures and building denser and new.

And even though that is the case I would still like to perform analysis on some big properties when I come across them so it will help me in the future.So...anyone have any ideas on a ballpark cost for waste removal and any other costs associated with a larger unit property that may not exist with a 2-4 unit property.

Has nice curb appeal.Tenant #1 is current owner who built the building in 2001, and would like a new 3-5 year lease at a rate that we are happy with.Tenant #2 has existing lease thru 2021 at a rate that we are also happy with.Unit #3 is 1,200 SF that we think is easily rentable at $15-$20 SF/Year.With the above scenario, we calculate:GRM 6.7Debt Coverage 1.82Cap Rate (Purchase Price) 9.4Cash/Cash Return 13.4% with 8% vacancy factor.