I am on a similar path with a recent acquisition of an apartment complex to ad to our portfolio with my own funds to further build a track record to soon begin syndicating future deals. 

@Kevin Sobilo How would adding the roommate as an occupant change the lease agreement compared to adding them as a co-tenant?

I've posted this on the forums to ad nauseam, however, acquiring an SFH with an in-law suite that could be sourced as an STR via Airbnb is a great house hack deal.

Yes to adding a water meter and having each tenant pay their usage.

So as tempting as it might be I need to ad an assistant.

What you could do is:- Buy property with value-add - big lot to ad ADU (1,200 sqft), Jr.

The primary advantage to adding the ADU is you can get exactly what you desire. 

I'm currently looking for Cash-in-Hand Investors buying in the Reno, Carson, Tahoe areas to ad to my list of Buyers.

This 3rd unit is now an additional person who's going to ad to the noise, laundry & parking disputes that are already prevalent in these types of properties when there are 2 tenants.

Houses renting in my sub division are currently going for $1,400 month, and do not have hardwood floors and stainless steel appliances like mine.Does this sound like a good way to start my investment portfolio, it will not be the 2% rule but more 1.7%.Once I do the above steps what would your next step be to adding another house or multi-family unit?