Your reserves would cover that, barely, but then landscaping is not covered, appliance repairs, plumbing repairs, HVAC repairs, roofs, gutters, kitchen remodels, etc.  

Kitchen and bathrooms are the next important thing.

They started getting violations from the city for a broken window and some other odds and ends so they stopped by to check on the place.

It's like watching Kitchen Nightmares with Gordon Ramsey.

I'm in the middle of another carpet removal/window change operation, and the windows in place are filthy beyond imagination, the carpet pad is the old cork+clay stuff that dissolves into hardwood floors and plywood subfloors, and I'm down there scraping it up and pulling strips and staples and cutting my hands to shreds.

Addons like a bathroom, loft, kitchen, storage, etcThere are several intended markets but primarily being STR and LTR including glamping opportunities.

You COC will be cut in half with a minor 10% change... bet on that 10% change lol.Rentals and all investing like this is best done with a 5 year window and then working backwards, much less would need to happen for this to be a "good deal" in five years so on rentals I go with that and the 10k will be nothing. 

Does anyone know of devices that would shut off the AC when doors or windows are open or when nobody is in the house?

The biggest problem seems to be the window requirement for the bedrooms.

.$1700 - 3 bedroom up - New floors, paint, knock down 1 wall, add washer dryer, modify front entrance for common foyer between units$1400 - Basement unfinished - turn into a 2 bedroom unit, kitchen, bathroom  - 40'x20'Widen drivewaySplit hydro into two metersFix upper then rent (2 months) then work on lower (4 months)Refinance after 8-12 months.