As in we paid for a tear-off but they layered it on.

To help my brother convert his traditional house into a fourplex and become a vital part of an up-and-coming nonprofit organization.

(This step may need to come earlier or later, but this is a vital one and has to be done at some point before 12 obviously)12.

Each unit is 1 bd 1 bth, has a sun porch, and a detached garage stall that goes with.The building is about 2600 Sqft, and needs a new roof (it would be a 3 layer tear-off, 2 layers of shingles and 1 layer of cedar).

So if you're looking at a property in a town, you will have two layers of local tax.  

It gives you a layer of separation from your tenants and makes confrontations easier and it's less likely that tenants will take advantage of you or appeal to your emotions.

The smells and the layers of dirt and trash that is left by some tenants are very jaw dropping.

I would have to know how many roof layers are in place and core sampling report for substructure.

In principle, I agree people should pay for use of water they use as it promotes conservation of a vital resource.

Another added layer of complexity from an underwriting and marketing standpoint, but you fall into a grey area of regulation at the city level (some hotel regulation, some residential).