Here are general details:-1st floor needs to accommodate approximate 55 parking stall for the 36 units-Parking will take up around 20,000sf of space-The remaining square footage of about 4,000sf can house elevator lobby, stairs, trash, electrical transform, commercial space etc.-36 allowed units at 850sf average size require about 30,000sf of building. adding the circulation and non-residential square footage pushes this number up to a total building of about 40,000sf.

This is when you put in more energy now than ever.

Expenses for my STRs are Electric, water, trash, sewer, gas, cable and internet. 

Smart thermostats are not the only way to limit your tenants’ energy usage.

One of the companies that I previously worked with could get plumbing and electric work done quicker, cheaper and better than a normal property owner could, since we gave them so much work that it was in their best interest to give us their best prices.

Approx before this date lead paint, non modern electrics etc... wiring post 1980 is considered modern.

I think I would need to find a tenant for this one. 3) a 1100 sqft SFH in 30316 for 92k but needs ~50k of rehab work (plumbing, adding in another bathroom, and electrical).  

My understanding is that I can get approved for 3-unit zoning by adding an electrical meter and heating unit and bathroom to the basement, before any drywall or other construction.  

On my duplex, the water is not split (electric and gas are separately metered.)

It has some foundation damage and the electrical panel is outdated.