Downtown it will be roommates not so much families.... so 2 beds 2 baths with bedrooms and bathrooms the same size with closets between bedrooms is appreciated by my tenants.

If the owner is having tenant issues that's actually a good opportunity to get a discounted price if you're ok with going in and handling that issue which really isn't that hard.

In fact, if you have properties here and you are an out-of-town investor I will buy them from you at a 50% discount just to help you out :)

@Alyssa Davis well if you are not working with a buyers agent and she doesn't have an agent you are working with a 5-6% "bonus" to her if she gets market value or a share of that same discount to you.

Have as many BR and Bathrooms that you can afford (i.e. get financing for). 

There are discount brokerages which could help you.

If you want to live in these areas find a property that offers a little bit of ad value projects- like updating kitchens and bathrooms.

Harvey,There are a variety of factors at play, region will play a factor, age of property will play a factor, diminishing returns plays a factor (for instance going from 2nd to 3rd bedroom will be more valuable then 3rd going to 4th) To me the key to to a CMA is get as close of comp as you can when it comes to these factors (square footage, bedrooms, bathrooms, age, size of garage, size of yard) Once you start diverting too far it become a bit more of an art then a science. 

We built a true cabin (unconditioned space- no bathroom) this size and it feels tiny. 

In order to do that I would need to put mini-splits in each unit, currently have window ac,  get new windows, new roofs (already ordered) update kitchen, bathrooms, furnish the units, and will have to do 1 by 1 because I need to wait until the tenants move out, etc.