.- There are 3 furnished buildings (built in 2015 but renovated in 2018 to convert to this use) with 25 units that currently have 31 beds in a dorm style layout.- Rent is per bed.- Rent roll shows 0% vacancy and monthly gross rent of $13,880.

One is a 2 unit (2 bed 1 bath per unit) properly zoned, and there is a free standing cottage, also a 2 bed 1 bath. 

We haven't even mentioned bed bugs, roaches, rodents, noise/disturbances/dogs barking, people who aren't residents dumping couches in your trash bin, litter, animal poop...Multi-fam can be profitable, but you run it like a business, not a "Mom and Pop" shop. 

The flexibility of renting, plus the ability to invest your gains in a good cash flowing MFR make it worth running the numbers and gaming out.Lastly, what about a 4 bed with an ADU?

What we WILL do is send this contract to a handful of other investors like us and see if they want to buy the contract from us at $XX dollars extra.Just sign here and go to bed!

There's probably room to push rents too, since the 2 beds are only renting for $50 more than the 1 bed.

New quartz counter-tops, sink, fixtures, bathroom, new lighting, new flooring, new paint and reupholstered the cushions for the bed and seating area.

Mom bought a 3/2 home (California) with a detached one bed, one bathroom unit, that we believed to be permitted as such, as the MLS listing "description" described as "The guest house is a 1/1 and includes it's own indoor laundry, single car garage and updated kitchen with granite countertops," however, it turns out the 1/1 was only permitted as a shop with a bathroom, and was never permitted as an Accessory Dwelling Unit.

It is an easy single story property, 3 bed/1 bath, That rents between $1200 and $1500 a month.

I've only been able to uncover a specialized agent in Illinois, and potentially finding a bed and breakfast policy.