Shoot me over the details of the meet up, I may be able to make it.

I have a great analysis on the market up here.

Please do much more research on the Sub-2 topic and get with a local REI attorney to sort out the details, prior to moving forward. 

It's understandable, but we fill out an online form, click send and give them all the details...

Real estate is local-local and the intangibles and just as important as the tangibles...Without seeing more detail on this property, it's impossible for any experienced investor to give sound advice.

., thank you so much for such detail reply.

@Jeremy Marek, you're absolutely right in that it was a bit of over-analysis on a small task, but for me it's also part of the education process as an inexperienced investor learning from others and how they handle the day-to-day operations. 

This depends on a number of small factors that can add up to some big questions that need to be answered.I've done some sites in my younger years, so feel free to give me a message with your contact details and I'll be happy to help you out as best as I can.

I know of five methods that, have varying %'s of success:1 - Crystal Ball = 20%2 - Ouija Board = 21%3 - Palm Reader = 22% +/-4 - Card Reader = 22 - 23%5 - Fortune Teller = 25% (but I think they're just more experienced at guessing)...or, you can just do a really good analysis...and hope for the best.

( addition tore off, or are you exaggerating the roof)  based on your project details, id guess 45k+ in rehab .... building a second story would be out of the picture for me.