Just looking to get opinions on what would be the preferred route to take for a 1000 sq ft single-family ranch home - one with three small bedrooms and one bathroom (which is the current set up), or converting it to two larger bedrooms with two full baths (specifically, creating a larger master bedroom with a master bath).

What is their hourly wage?

I host a monthly real estate investing happy hour if you would ever like to join.

I don't think you can request higher than three times income, besides If they're earning more they can afford to rent elsewhere.

Recently, I closed a similar transaction and on that transaction the private money lender was not comfortable with just a mortgage, so he required three personal guarantees as well. 

I called a plumber.....they came out to fix it.....Now everyone is happy.Since you're in the East Bay like me, I would suggest you have your property manager in Cleveland give the tenant 24 hour notice that they are going to come into the property to see if they can figure out what's going on......They may find or hear something that may not intially be visible but if they run some water faucets and or flush the toilets and water keeps dripping or running afterwards you can start to get to the root of the problem. 

This meant that we would have three people on our deed but own it outright. 

These kids work like dogs, long hours, so being in the downtown where conveniences are is great.The one constant between all of them is that their parents are very much involved in the process.

Stick close to home but maybe a couple hours driving distance.

3. after completing steps 1 & 2 above, inform the listing agent that you wish for all your offers and counter offers be instantly forwarded to seller by email within 2 hours of submission Just like in their pictures where they're always giving the Thumbs Up, all realtors have their smart phones surgically attached to the side of their heads, on their person or within reach 24/7, so they can do as requested above.