In addition to the deferred maintenance, it needs new carpet and painting throughout in both units.There aren't many comps for this area but nearby suburbs the comps are in the low to mid $300's.

Geez Marco, aren't you the guy that has two or three different crap rate calculations on your website for SFR's? 

In addition, if the comps they use aren't applicable, or you have more recent and better comps, than it is completely within your right to contest the appraisal.

It is not as simple as saying 115 sf because you have waste, cuts, and other things that can impact the quantity. 

Weeks aren't necessary, Days are great,  Hours can be made to work.  

In fact, if you look at the truly successful people, they aren't doing what they teach in the seminars. 

PM me the tax ID number and I can get you more info, might even be able to find an investor for it if you can get it at a discount.There aren't really any sold comps for something like this unless you go back to 2010. 

They aren't generally small expenses, either ($800 TI, 1.7% transfer tax).  

If there aren't, then you probably don't want to add 3 extra bedrooms anyway.

Your competition is fierce so you need to figure out in time what your core value proposition is and where you can add value to the market where others just aren't cutting it.Build Relationships, Build BusinessMy advice to all newcomers in the L.A. market is to focus first and foremost on networking and developing relationships.