Given 300 square feet of bedroom space, a 10x16 master and two tiny 7x10 kids rooms is better than 3 10x10s, but it will still rent.  

I really don't want to lose my downstairs tenants who pay more for a bigger/nicer space.

All brokers will charge you fees (desk fees, admin fees, IT fees, royalty fees - that's if you DON'T have office space) and require that you join their preferred Realtor association, which also comes with fees, plus the CE classes, plus lockbox access fees, plus MLS fees.

I've heard so much about NoDa (where the space is) so I think it'll fit a buy and hold strategy.  

Maybe I am just having a hard time finding deals that I deem good enough in the SFR space.

A community survey by the local paper had several respondents that wanted to see a "green" public space.  

It's on its way up as trendy weekend destination for those seeking to escape the big city.I own and manage a multi-family (4 unit) property downtown, as well as manage a large multi-use commercial property, with restaurant/assembly rated spaces and office/retail spaces.

All can say is I am in the commercial space so I do not buy the turn key residential stuff.There are buzzwords you need to seriously watch out for.The big one is " NEWLY RENOVATED ". 

Currently the attic space is split between the two units, but I plan to close it off from one side, and make it a bonus room / bedroom for the other unit (hence the higher rent for that one).Once completed and rented, I will do a cash-out refi to obtain my optimal ROI numbers (I paid all cash for the house and will probably use a home equity line of credit to do the renovations).

"Cash for trash" as I call it but that's just me and I don't play in the residential space.