If you got a great rental income  in a decent area an extra three grand on the purchase is nothing . 

Truth is, that's what I really want to know. 

I charge when there is a violation of the lease (unauthorized tenant or pet, late rent, failure to maintain lawn, etc), when a tenant request is going to cost me extra time (adding or removing a tenant to the lease), or when the tenant wants to deviate from the agreement (early termination).

If the improvements you mentioned are correct, raise rents and extra parking, then it looks pretty decent to me.

Additionally, we can expect extra rental income in the offseason through airbnb. 

Would eventually like a nicer one in a nice neighborhood... but where I'm at in life just doesn't command it and I'm hell bent on growing my business so every extra dollar earned is reinvested in my business, with a few set aside for my rental portfolio.

So what if you pay extra 0.25-0.5%?

As long as the money you’re putting in to add the bathroom and the extra square footage doesn’t offset your ARV. 

Figured it was well worth the cost to have that "extra" insurance.  

I was doing an upstairs and thought about adding some underlayment for extra sound deadening, but didn't after I read that statement on their instructions