John McAuley Ummmmm...I’m not sure why in your example the real estate owner takes their cash-flow and hides it under their bed...never to be reinvested.

I walked the unit and in the bedroom has a massage table and no bed.

I have ruled out my local market in GA due to the limit of 6 beds per home. 

Good Evening fellow Financial Freedom seekers and Real Estate Enthusiasts,I have heard Brandon talk about looking for "hidden value" in his rental properties such as finding a home with more than 1,000 sq ft because he knows he can likely convert some part of the property into an extra bedroom (maybe going from a large 2 bedroom 1 bath house to a good size 3 bed 1 bath).My market (Richmond, VA) seems to have a lot of 3 bed/ 1 baths available at a modest asking price with the asking price hiking up nearly $25,000 in some cases for the coveted 3 bed/ 2 bath layout. 

The property might be on a slab and you want to build a basement but there is bed rock underneath, is there a formula for that?

I can have a crew clean a 3 bed / 2 bath house for $250, which is two people working 8 hours.Furniture and garbage, I personally hire a junk hauler that charges $50 a pickup load or put it out with your garbage and charge whatever the extra haul charge is.As far as the carpet damage, you mentioned stains and holes.

@Logan Freeman SFH 3 bed 1+ bath in C+-B+ neighborhoods, also willing to look at Duplexes-Quads.

Well as a small time investor in Charleston/the surrounding area with 3 years of STR's under my belt I would definitely buy a property like you're describing and a 1250 sq ft 2 bed/2 bath would be the perfect size.

We only have one double bed and a crib that got moved to the living room (queen mattress and double mattress are gone from the flood).

I have 23 STRs with 82 beds in this town.