I am a real estate agent in the area and would be happy to run comps and give you a second opinion of what the value of the condo is at right now.

I don't know of too many commercial lenders that will accept a 28% operating budget for all expenses, they will probably run their debt-coverage test at their pro forma operating expense numbers instead.

I have heard that in the long run there might be gentrification which helps increase the value of the home.

From there focus on what you do well and get paid for and funnel as much of those funds into income property run by someone else. :)Small mfam is TOUGH!

We decided to make a run and it was an extremely competitive process.

Before you continue down the modification path much further I'd get in touch with someone who specializes in garage conversions or ADUs and get an approximate price and timeline and run the numbers again, it seems like you may be underestimating the cost, time, and difficulty of a project like this.

@Kole KingslienA SMLLC that is taxed as a disregarded entity should not be running payroll for its owner.If your dad wants to take money out of the business he should do that as an 'owner's draw' or 'owner's distribution', which will be a balance sheet movement. 

You have to have a lighter touch with the property management.From a legal perspective in SFRs, yes, I always give 24 hours notice before I asset my right to access the property, WITH TWO EXCEPTIONS, an emergency situation constituting a danger to my property, the tenants, or the public at large, and shoveling any public sidewalks running through the property.

Currently keeping my eye on a lot of submarkets in my area and running numbers as I plan to buy a property to househack next year upon finishing grad school.

The arv comps for this area run conservatively 205-210k.