About the rental unit: basement studio (class C neighborhood, funky entry through the garage but sweet outdoor space and lots of light so not a total dive).

I'm assuming the floor joist are worn because it is an old house with a crawl space.

When it comes to investing in alarms and all that, I would think you would be making your margins kind of tight if you are in a low income/low rent neighborhood.  

Looking for some perspective, specifically from those in the university housing space...but really from anyone.

It is plain cash flow market and that's my main goal of being in REI space.

If you invest in, sell, or are involved in small multi family properties in Phoenix feel free to reach out and message me to see if we can maybe benefit each other from working together.Here are some of my parameters to help give an idea of what I'm looking for:2-4 unitsPhoenix and Scottsdale area (in/around the zip codes of 85014, 85016, 85008, 85251, 85254, old town scottsdale, camelback corridor, etc)Value add type deal that is either in a good area that needs a good rehab or something I can add onto maybe a duplex that has space on property to add another unit or two.Budget of up to 200kLooking forward to hopefully discussing this further with some of you!

Good job on removing the fireplace, it does offer some extra space.

We're not going to lend on an ARV % basis like most lenders in our space do, because we believe this is where borrowers get themselves in trouble.  

See Attached images for spreadsheet breakdown.6608 Benham Way, Sacramento, CACurrently a 3 Bed 2 Bath 2163 Square FeetThe garage has been converted to livable space by the previous owners.

So money right now is now issue, however who knows how long I can put up with having a roommate so I want the flexibility if things get tight down the line, say I purchased a property, etc.Would it be worth pulling out all the money I can on my house or better off just leaving some in equity?