I'll start:Flips: -2 done and in escrow (both in Reno)-2 in rehab (1 in NW Reno, 1 in Gardnerville)-1 in escrow to buy (Reno)Rentals: -4 unit we will start rehabbing shortly (downtown Reno)-SFR near the university in rehab (converting to 6bd/3ba to rent by the room)Development: -Parcel in Midtown closing Tuesday to build 2 townhomes on. 

. * Vision: Convert Units 2 -4 into 2 bedrooms and 1 bath.

It seems to be an old 3-story single-family that was converted to have 3 units, 1 unit per floor.

The best thing for remodels is to convert the scope of work into a schedule using excel.

Looking to convert my basement into (2) ADU's.

Would I be allowed to convert that into units if I so chose.

For example, a 1600 sqft house that has two living rooms...my immediate thought was "why not break down that wall and create an open concept living area or convert the second living space into another bedroom?" 

Based on what I saw in the last cycle, if you can do it any time, now is the time when I think you're most likely to succeed.As Nick said, have your attorney give you a P&S to use, since technically you are not allowed to use the RIAR P&S if you're not a licensed agent (that's why there's a copyright notice at the bottom of every page 😂)As far as 6%, it should be easy to negotiate down to 5% these days, but I get that the 1% difference isn't going to make you want to use an agent 😀I don't think Realtors have the market controlled or locked up at all, but just be aware that there are a lot of agents these days (happens at the top of every market cycle), and many of them have the "convert FSBOs to listings" sales training, so if you do a FSBO you're going to be contacted by a lot of agents and the first thing many will ask is, "Would you be willing to pay 3% if I bring you a buyer?"

I'm thinking of converting everything to house boats.

Has anyone converted an Oil furnace to Gas?