$850/month for $88,000 (or less) seems high for a mortgage payment, even with taxes, insurance and PMI included.If you could post the zip code, sq. footage and bed/ba, that would help us locals determine more realistic numbers for you.

., age, square footage, style, rental income, etc. are the same or very close. 

Demolition including tree removal2.5 Bathroom upgrade - completely remodeled - no structure workKitchen upgrade - may be a little layout change to include a islandAll flooring change the doors, Prime New Garage doorsWindowsNew ACRoof RepairInterior doors and exterior entry door PaintLandscape Square footage of the house:2200 and lot is 14,000 Any thoughts and comments ?

@Tim Mensch Send me a private message with the approximate square footage & town/county that your client is looking.

The square footage is around 900-1000 sq ft, but the lot size is decent at around 6900 sq ft.

Then you measure and add up the total square footage of each competitor and divide it by the population in the 3 and 5 mile radius.

Regional customs vary....but below grade square footage in many places is typically not counted in listed square footage for a property.

This could potentially double the legal square footage.  

Even if I didnt get a variance from city to do same MFH, I could build a SFH home with the same square footage, same number of bedrooms and separate kitchens and bathrooms, would just have to have common utilities so it's technically a SFH.I'm more concerned about worst-case scenario planning for things I just don't see.

What's the square footage?