The other 4plex that sold was very similar except that it was 2 above 2 below configuration.  

about 10-15k depending on how the house is configured.

Our target rental neighborhood has mostly 2/1's, so we seek out other configurations to set ourselves apart, and prefer 3/1's and 3/2's.  

Online review “Prolog is relatively easy to deploy, and the cost for a small company to implement the system would be in the range of $10,000 for three concurrent licenses and another $10,000-15,000 for implementation and basic configuration” Landlord Maxx - Aaron Saarela said, “We just started Landlord Maxx which was 199.00 one time fee.

This is NOT to say that the rental market is not still super strong, but it is not the crazy insane rental market we've seen recently.For example, here are rents by week for single family homes in Fort Collins (all bedroom configurations).Also, when we run our analysis numbers, we still recommend (and use) 3% for vacancy and strongly recommend investors start looking for tenants at least 60 days prior to your current lease expiring.

The development of an AI system that can interpret scope of work and not only write code but utilize the latest and greatest SDK's,  use different development environments, download/install/configure frameworks/DBMS and use appropriate languages in the most efficient manner is way off.  

And you can't get a liquor license how the current space is configured, which is why the expansion is necessary. 

Is it possible to take out the wall and return it to the original permitted configuration if they failed to get permits for the alteration?

You kind of have to do rental comps for each BR configuration and you'll have to make adjustments in your mind for the comps of course (like this one was just redone, this one's bigger or smaller, etc.).If you really can't find good rental comps and are worried about your #s you could walk into a local realty shop somewhere in Bristol that does rentals and have a conversation with one of the newer agents.

in this transaction maybe what you could do is get control through the lease option and wait on improvements until such time as they seller can deliver clean title.. as you say it pays for itself in its current configuration... that might a win win