Therefore by increasing NOI the market value of the asset increases.This forced appreciation can be quantified, even if not realized, pretty easily.

I understand how to find ARV for everthing else quite easily,  What am I missing?

Probably used too high quality of finishes... could have saved 10K easily.

In this area, the rents are probably between 800-1300 per month depending on unit size, and you can easily see how a working person making $15-35 per hour can afford a rental. 

Unit billing can become a bit complex, but will probably pay for itself easily in increased rent you can ask.

I have been told that since we already own this home, and the interest rate is not too bad for a rental property it might be a good way to easily work our first SFH deal and provide a place for mother in law to live.What do you think? 

It most likely will come back negative or can be easily treated/removed.

Just like a life-cycle fund, the entire American economy found itself naturally rearranging itself around this group of young workers.  

It turns out to be very risky when you know something can go wrong once you start construction or it can sit on the market much longer than anticipated, so after all is said and done that $50k could turn to only $10k fairly easily.  

Purchase a house in an area zoned R2 that is easily split into a duplex.