so all put to bed here.

It’s better to have less rooms and to have them large enough to comfortably fit a queen bed.

My current tenant has removed a picture from the wall and replaced the provided bedding with their own belongings. 

I just was giving a rule of thumb (framing was what I was bringing into the convo adding sf/adding bed/bath etc. without stating framing).

But I could easily make this a 3 bed, 2 bath within the existing sq ft. 

As for other amenities, some crowd-pleasers that won't break the bank are coffee maker + starter pack of pods, basic workout equipment (yoga mat, resistance bands), phone charging stations by the beds, and basic kitchen essentials like olive oil, salt/pepper, coffee filters, etc.

If you're focused on medical travel folks, smaller 1 or 2 bed properties work fine.

I have about 4 doors here in Columbus, Ohio in Hungarian Village and Southern Orchards that are renting about $1375 a unit for 3 bed/1 baths.

Same thing with any investor you get in bed with.With time you can work some equity into those rentals and when interest rates come down you will be in a better spot to sell a couple SFHs.   

.: Quote from @Alberto Cioni: The ADU unit construction here is around $ 200K-250K for 2 bed and 2 bath.