I would make sure the garage conversion was permitted.

If I purchased a $1,400,00 quadruplex in California or New York with FHA loan, then got permits to add 5 more units do I need to refinance to a Commercial loan?

I hear if you already have your permits, you can go ahead with construction.

They are both handling all of the cold call prospecting while I can focus on the website, social media, PPC, and facebook ads.

We are just getting in to REI but are excited at the prospects!

They were built in 1948, fully permitted and have separate electric and gas metering and share water and sewer service.

If you want to change the size, rise/run, location, etc. you're going to need permits, etc.If you hire out a total rebuild, the contractor will most likely have to be licensed and insured.Honestly, I'd do this myself.

You can lower the rent to what she can afford with the stipulation that you can show the place to prospective tenants and give her a reasonable notice to move once you find someone.

Your prospect has your letter in their hand, be very clear in your CTA on what you want the target to do next. 

The landlord would see that you actually care about the property and the prospective guests would envision themselves in a property that is comfortable and cozy.