You also have to start with a bed of pea gravel or squeege that's packed down and properly sloped. 

Support your ARV- get good comps that are presented in an easy to see manner i.e. show a map with your subject property and the comps on it- then show the details beds/baths/sqft/yrbuild/etc & price per square foot.

Im thinking Ill live in it so im thinking a 2 bed 2 bath- share or duplex.

She lives in top unit and would rent it back from me for $900.unit 1: 900unit 2: her sister lives in the first 2 bed for $525 (which is probably under market rent)unit 3: 2 bed Just vacated, was renting for $600.Market rent is probably $2,100-$2,200.

There will be heavy furniture such as beds in a bedroom of course to scratch up the floor. 

Duplex with 4 beds 2 baths on each side.

Id sell it and get into a better investment.Your cap ex is not a real life number and even if it were to get out of bed to make 100 dollars a month is not worth it imo.

I could live into the efficiency and rent the 4th bed room for $850 (prvt w/bath), or live into the efficiency and try Airbnb with the main house.

Don’t always assume that short term rentals are all about beds and heads.

Some bedrooms are huge and could easily fit two bunk beds (four kids) or two queen beds (two adults and two children or four adults).