I have a realtor friend who told me it's not good to live with your tenants but I really want to move out of my dad's house (he is a hoarder and the living conditions are stressing me out greatly). 

Make sure to document pictures of move out and then again with move in condition.

What kind of condition is the unit in? 

As far as a walk through, tell her to go and walkthrough and take any photos she sees of damage or conditions that should be noted.

In today's market conditions, it is not uncommon that you are purchasing based on upside vs actuals, so please be aware of that and ask yourself if your investing thesis aligns with this.

Before you go raising rents do an honest assessment of the condition of each unit. 

I don't know condition of property, but a turn over will likely cost $1500 for wear and tear items.  

My thinking: If I can build 3 more units, get the rent that I expect i will and develop based on the budget ive researched- selling this property in a few years as a commercial property based on a 6% cap rate (which seems to be the standard for this condition and location from what I can tell) will be the most profitable way to capitalize on the house.

All the Las Vegas multi-family properties that I am aware of are in poor condition.

The number one factor of what you buy is how much capital you have access to...that means its a combination of purchase price, location, condition, and availability of inventory...I would add these as metrics alongside the cash flow.