Maybe install a door between two units and make it one big one for the time kids and mom will be living with you, an easy transformation back to separate units later.

Follow the same approach for other types of commercial you think there may be missing.If the project looks feasible the next step is to check zoning with the city or county to determine how many units you can get, what is required for all approvals including parking requirements, site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.

I read the book by David Greene and he radically transformed how I do real estate investing before and after reading his work.

The Miracle Morning: The Not-So-Obvious Secret Guaranteed to Transform Your Life (Before 8AM) by Hal ElrodFinancial Freedom with Real Estate Investing: The Blueprint To Quitting Your Job With Real Estate - Even Without Experience Or Cash by Michael BlankBoth provide clear and practical strategies that have changed the way I approach life and my real estate goals. 

Overall, this book fundamentally transformed the way I typically “do” real estate investment.

They watch their money grow as that discount property goes to rehab, gets clean, and is transformed such that it can compete with the other market favs in the area (like Princess Diaries).

I've got a couple of neighborhoods around an announced downtown university expansion that are solid C-class 'hoods that I think will really transform over the next 15 years.

It’s simple enough the the lessons could easily be transformed into lessons for your kids, that will guide them to financial success!

This can be transformed into a higher LTV once their 6 month seasoning period is up. 

There are still some grimy pockets very close to downtown that are likely to see positive transformations in the coming years similar to what has happened in Highlands, Sunnyside, Sloan Lake, RiNo, etc.