(same process for a 6-unit you want to convert to a 4-plex) You'll need plans drawn and a scope of work showing the finished project, but quite simple The stress test will be based on the 4 units and not the 5-6 units bc the 5-6 units will not exist when the project is completed. 

should this be good base line calculation for renting to them .  

That being said, I ultimately had to take a 15K price drop on the house and finally got a solid offer from a young buyer.

@Nate Sanowfor 2018, about $1,100 per house. but that only includes the properties held for more than 12 months. if I include properties purchased and rehabbed in 2018, number drops to $678 per property. but it should be back over $1,100 next year unless I buy and rehab more.

Get aggressive with prepayment (paying excess principle each month) to get more equity to drop 6.Get a HELOC then pay for another home (rent your first home) then have an interest only loan during the withdrawal period for about 5-10 years. 

IN TEXAS, suits based on contract, the prevailing party may recover attorney's fees.Relief in a suit - IN TEXAS, specific performance is frowned upon (read, unlikely) if monetary damages will make the prevailing party whole. 

At the end of the day I will not let any one owner put my Real Estate Licenses i jeopardy based on not knowing the laws the VRLTA (Virginia Residential landlord Tenant Act),or Fair housing.  

And, finally, drop your prices if no one is booking.

Eg for heat, based on size of the unit, for water based on the number of people living there.

Published 3 year crime report from the PD for Part I Crimes is showing a 4.3% drop in crime from 22-23 and an 8.9% decrease since 21-23.