We updated all the appliances, renovated a bathroom, added new landscaping, repainted the interior, added new floors and carpet throughout the house, added a paved patio in the backyard, and replaced the A/C unit.

The city assessed it as a 3/1.5 (2 full bathrooms, 1 is in basement).But he said there was only 2 bedrooms.

What usually happens is an overhaul of all bathrooms, kitchen, and floors.

I had a bathroom cabinet that wouldn't close all the way.

Most things look ok except:One bathroom that a Section 8 residence is in isn't working, and hasn't been for quite sometime.

Needs the floors to be sanded, new paint interior and exterior, new kitchen and new bathroom.

I plan on renting those garages out at some point, and I doubt anyone would ever say anything to me for having 4 tenants on a 2-unit property.My second thought - no bathroom.

Also new bathroom in my unit

It's really a combination of factors: more systems in a fourplex (4x ACs, 4x appliances, 4x bathroom fixtures, 4x kitchens, etc).

This is only very simple math to give you an idea whether or not you want to look into the purchase any further unless there is something very special about the property that will increase the ROI i.e. adding a room addition, bathroom, rent it to enough college kids to make a good profit. etc.