I'm looking specifically in Vancouver, WA.  

I would ball park $3,000 for an eviction but I don't know your specific situation so that number might be way off.

So my opinion on the bathroom is pivotal on the potential of your options for that room.I know very little about the specific area of your flip, but 'California' in general says higher end, and even if it's NOT specifically higher end, the expectations of higher end - like an open floor plan will be there.There's a blog post by @Andrew Syrios just recently called "7 Creative Ways to add ......" that might be especially relevant to you.  

I invest in Ontario, Canada and while I can definitely learn from US investors looking to find info on topics more specific to my investment scenario

Is this a Federal guidline or is this Specific to the lender I am trying to use.

But you specifically asked about a duplex versus two parcels - so keep these in mind.Good luck!

Yes, I have an LLC property management company that manages my properties and I do have a web site for it with information on the company, as well as, information on all of the properties it manages.

He is very low key and has little foot print n the web  what is there looks good but I am concerned at just how little there is.  

For the lease you could state that it is month to month and specify the rents in a clause listing the increases specifically by month. state rent as follows  $x in jan, $x in feb...and   $x dollars a month thereafter.  

This question may be more specific to my market of Washington DC but maybe you can still help.I recently attended a REIA where a rehabber presented his latest flip and the entire process.