Hi @Petya Toncheva, in my opinion the principal at play here is "best and highest use" and since a room need only have walls and a door to be an office space, but needs to possess more to qualify as a bedroom you're generally better off qualifying it as a bedroom and advertising it however best fits your market.Do be mindful of total square footage and overall utility. 

I will not bend over backwards trying to fit a square peg into a round hole. 

Once down, carve the inside of the stump out with chainsaw, or cut deep square notches with a circular, and piece out with an axe.Or get two Home Depot guys and give them each a sharp axe, they'll have it out.All you need is to axe an inch below the surface, then cover with dirt.It will still be cheaper than a stump grinder service.

Both of them offer pre-licensing real estate license courses in Washington.

Its bones are good, it's in a fantastic sought after, no crime, quiet neighborhood. 4 bedrooms, 2 bathrooms, 2100 square feet, just needs cosmetic upgrades but nothing major and college kids don't care about that.

It is probably just a matter of how the square footage was calculated.  1590 square feet above grade is almost exactly what 2100 square feet with 2 floors above grade and 1 floor being a basement is.

Its bones are good, it's in a fantastic sought after, no crime, quiet neighborhood. 4 bedrooms, 2 bathrooms, 2100 square feet, just needs cosmetic upgrades but nothing major and college kids don't care about that.

So, make sure you've got your move in money squared away before expecting to get those keys!

Comps don't necessarily support $225K as a 4 family down the street with more square footage that sold for $194K.

Square footage Age of property Neighborhood Quality scale Property damage report (Roof, Foundation, HVAC, electrical, plumbing) Any other improvements needed?