Update from one of our bankers.  60,000 population  town, multi locations state wide, $20mm Fed lending cap.1. 

So, a simple rule of thumb would not account for the wide variability in what it might cost.

The one side of the house w 3 bedrooms is already ADA compliant with wide hall and doors to include community ada bath.In the next year or so, I'd like to rent out to assisted living company or the like.Any advice is greatly appreciate and anyone interested, pls let me know.Thx!

So, they look down at a slight unknown angle.

As one of the biggest home buyers nation wide, word has it that New Western has 4 dispo reps for every 1 acq rep.  

on some older homes the fans over the stoves are 36” wide, and microwaves over stoves are 30” wide.

Property taxes are a major expense for property owners and can vary widely depending on the location and the type of property.

So, a decent deal is likely to get better over the long run. given the high amount of cash needed for brrrr do you feel it would be better to start with a long term rental as an initial investment that has less risk involved The money needed to complete a BRRRR varies WIDELY from market to market.

I am trying not to be discouraged and to embrace the mindset of looking at this from another angle, figuring out a more creative solution.

I agree with all you said, especially keeping legacy contributors with no angle like yourself and Jay engaged.Like @Don Konipol , I also grew fatigued at answering the same form of questions over and over.