We have upped our game significantly to counter this, and now start pre-leasing activities 3-4 weeks out whenever a tenant is not responding. 

If it's because there's hail damage or the HVAC is old or whatever, then laughable@Andrew Syrios What about needing to add a clean out and old corroded copper pipes?

*************************In my area this would be considered an "over-the-counter" permit, potentially issued immediately, as long as the proper documents were presented.

They just left a homeowner high and dry, when a personal residence flooded due to a pipe quietly leaking for months!

It’s been great, even though we had a pipe burst in the freeze.

It's counter intuitive however, we find this approach to be highly effective. 

Marble counters, gold plated toilet, whatever, uncle Harry's kitchen cabs from 1920.

A typical sink drain is made of 1-1/4" diameter pipe.

So, you might find it has been stripped of anything of value such as HVAC, pipes, wires, etc after you bought it.

I am a first time real estate investor looking the following property : https://www.redfin.com/OR/Forest-Grove/2418-Cedar-Cir-97116/...its a pretty large duplex in Forest Grove OR,  the trick is though, its on a lot zoned for a 4 plex so I am lookinginto house hacking, converting into a triplex, then living in one unit while renting out the remaining two unitsThe left garage has been converted to living space, with a living room, half bath, a laundry room with a sink and some counters/cupboards and a bedroom, it is a part of what was an existing 3bd unitIf I were to acquire the asset, I would first attempt to convert that space into its own unit The line items as I see (be in mind, I am totally new to this) would be to >put up dry wall where the door to the rest of the house is,>add a shower to the half bathroom >install a water heater in the adjacent 3bd unit> install a kitchen in the laundry room, (stove , oven , sink, counter space)>add a shower to the half bath Assuming I can convert it to a 3plex, I could at-least cash flow on my investment after I leave My plan would be to put minimum down payment of 3.5% (FHA loan) that way I can have a decent amount of capital free to do the renovationsThe only concern is when I crunch the numbers to get my ROI, I have no idea how much its going to cost to convert the additional living space to a third unitAny experienced investors here know how I can estimate this before I try to make an offer?