Yes, contractor labor in the area might be a bit more, but materials shoudn't change much. 

Laundry leased assets in closet nets 220/yr.Individually metered electric (heaters), no HVAC (standard for that area and age unit), but building utilities run 5k/yr - probably business utilities not being paid - unsure.

I doubt it allows for 2 units (it’s probably SFH.) assuming that, you can’t make it 2 legal units (adding an ADU is different, as I don’t think you’re allowed to take space from the main house for the ADU- it’s usually added sq footage.) and even if it allows for 2 legal units you may have to add a second parking spot, separate utility services (read: expensive and a PITA to install.)So the simple plan is to basically do the minimum work needed, as you describe, without permits just to separate the 2 living spaces out.

You could buy materials on cc or credit, net 30. 

You may get better tenant retention if: (1) the tenants are paying utilities; and (2) the existing windows are so old that it barely insulates.

Annual Gross rents: $63,600; Annual Expenses (insur, utils, repairs/maint, city fees, management fees, prop tax): $17,483; 20% down pmt: $140k, mortgage: $560k, estimated pmt: $3650 (includes taxes, insur);  Based on this, the NOI = $46,117 - total exp of $17,483 - debt svc of $43,800 makes for a DSCR of 1.05.

The investor would contact me periodically until after 14 months I offered him $2000 for both trailers including all the materials he bought that was left inside.

Rentals between the utilities and paying a property manager etc I saw where avg only 300-400 a month take home.

If the defendant had produced in her motion for rehearing a single material fact or document in support of her claim, you'd be driving 125 miles back to court.

2 years later, that market crash hasnt materialized yet....oh and uhm, skyrocketing interest rates?