Right now between my house and ADU, we split the water based on the square footage. 

As Marshall said we will need to know breakdown between residential and commercial, exact business types, and square footage + income breakdown for residential and commercial units.

What are the exact square footages of each property? 

Basically if there is no "living room" and there are no comparable properties with similar square footage and bed/bath count in your area the property becomes difficult to comp or sell and lenders will not be able to use it as collateral for a loan Excellent point.

@Cole HarrisKeep in mind that square footage has a lot to do with pricing as much as bedroom count and/or revenue. 

If they are cash-flowing and easy on management, there is no reason to refi to pull the equity because you will really hurt your cash flow with the higher rates.The best first flips to me are dumps that only need direct replacement and not a square footage add or a ton of walls down just for timeline integrity.

Collin when you say Cabin style are you talking about actual log cabins like we have out west in the MTs of Montana  Idaho Colorado etc..

These can sometimes offer better cash flow, especially if you’re in a family-friendly area with unique features like extra square footage, an ADU, or flexible layouts.

Average rents $1200 Cincinnati but we don't know if this applies to the square footage and details of what he is thinking.

For the refinancing question, if you are adding square footage, adding a bathroom, or adding a full room etc.