Spend some money on a decorator who understands the style to help choose colors, etc. 

In the end, it will come down to your management style.  

The property is a townhouse style duplex with hardwoods throughout, updated kitchens, and 3 bedroom 1.5 baths per unit. 

We plan to set up a hotel style double door with deadbolts for security but would be nice to have some sound proofing?

During one of the BP podcast episodes, there was mention of boarding style/individual room rentals and it peaked my interest because of the cash flow opportunity.  

A lot of this will depend on if this style of 3 family is conforming for the area.

Your needs and style of communication should fit the type of lender and the person.

It will be cost effective and at least the space will still be wide open in case I decide to remove the bunk beds and make it into a movie room, second living room, or a separate studio style STR somewhere down the line. 

I'll get straight to it: Property Details:Ranch style duplex, 1800 sqft, 7500 sqft lotBuilt in 1960Both tenants are staying and have been there since 2017 (month to month now) Roof, furnaces, hot water tanks, central air, and waterproofed basement in 2014It will be bringing in about $180 a month in net cash flow (after paying a property manager, taxes, insurance etc.).

Depending upon the style of roof and the shingles used, most roofs have a pretty predictable life span.