Since there will not be that many compared to SFHs the cost may be reasonable.

That's one of the reasons it's tough to use conventional lenders for flips and/or distressed properties. 

So, if I can add a 4th bedroom, without losing say a garage, for a reasonable cost, I can boost my value by $10k. 

Your plan seems far more detailed than mine and I wanted to ask you if you have any specific location you want to invest in (like greater Manchester or Birmingham) and reasons why ylu choIse thIs area, and if you have any advice on which tenants to live amongst.Thanks for your time, Henry

Because of the growth of the past 6 years from when the Utah market bottomed in 2012, appreciation and principal pay down appear to be the only sane reasons to hold rentals in your portfolio in Utah - because compared to much of the rest of the country, the cash flow is lagging here. 

Ultimately I realized (rather my dad shed light on it) that he has repeat pattern and tried to corner him and his subs separately and found out he wasn’t paying his subs and that was the reason for hold up.  

He claims to have 400k for downpayment (I have no reason to doubt that he does).

@Jeremy England i like your deal Jeremy, i would opt to make it uniform in baths and floors and you get two things, better refi value, and my own subjective opinion is a better tenant, if it bugs you it will bug people like you, and there's a bigger reason, you want this deal to be more liquid asap, so at any time a renter or outside buyer can buy it, it's an important exit option to have just in case 

This should be analyzed on a market-by-market basis because the reasons for rent growth and appreciation differ from market to market.Here's more info on Sacramento if you're interested:https://www.biggerpockets.com/forums/621/topics/590913-rent-growth-in-sacramento-is-triple-the-national-average

I use to have a guy that was very reasonable but he has moved on to other things.