Oddly enough in this document they define multi-family as: “ "MULTI-FAMILY" means a structure containing three or more dwelling units or a bed and breakfast dwelling that has six or more guest rooms. 

how many bed/baths is your property? 

One friend raised rents from $1,075 to $1,600 in two years without any cosmetic updates on a 3 bed 2.5 bath in Liberty.

Things like septic pumps burning out, steam room dying, guests catching the grill on fire and leaving burn marks on the hardi siding, emergency bug treatment, above ground pool which is ridiculously hard to manage in our heat & having no time to deal with it if it starts to go, laundry & drying time for all the towels and linens, etc, etc.There are plenty of things we can and will get better at, but I'm prioritizing the stress level of my people as well as the very near disasters we've narrowly avoided, over the little bit of extra revenue we'd generate.

They can usually get 2 bed in each room and can also convert shared living spaces into "rooms" as well. 

We finished the unfinished basement which added an addition bedroom and bathroom to the overall bed and bath count of the house.

We are currently paying $2,800 per month for a 3 bed, 3 bath home, which is a steal of a deal from our standpoint since most other homes in the area are going for $3,500 per month plus.

Granbury is also very protective of its bed and breakfasts.  

It's a 2020 built 3 beds 2 baths.

Here are some tips on doing comps when you do them:1. use the same bed count, go up or down a half bath2. start at a 1/2 mile radius from your target house (expand 1/2 mile each time to get more comps)3. start at 3 months back (expand 3 months more each time to get more comps)