It will take months to get engineered drawings, a permit and pricing for the additional 2 units.

Hardwood or engineered floors are a big plus for most people as well.....

I'm currently a Civil Engineer and love my Job.

I was quite happy she bought a home to move her hoard into even though she had no problem paying my rent (her ex-husband was a highly paid engineer at one of our plants and gladly paid a huge amount of child support and alimony to her each month just to get out that marriage).At any rate, it would be a good idea to add all children (especially the older ones) to the lease since you are unsure if they are nearing the age where they might be considered adults. 

In terms of the value engineering you're talking about a friend mentioned to me doing construction is spec'ed to be 24” on center studs instead of 16” - and other cost saving tactics like that.

I'm an engineer,not a salesman, thus I despise hard sales as much as anyone.

Do consider your own lifestyle and what it will mean to have a renter sharing the space you currently use privately.Only other thing I'd suggest you think about: the greatest engine to REI success is probably the fulltime job

I am a full time engineer with the goal and determination to build a future for myself and family through real estate investments. 

@Keagan RubelTry to find out the local attorneys and engineers that are plugged into the town politics and will know how to get things done at the planning level.

Ideally I would take that cash and start up the BRRRR engine which will help you turn your small chunk of cash into 1-3 additional rental properties per year (depending on how quickly you can renovate them).