I would like to turn my garage into a one bedroom/studio or ADU type of thing and would love recommendations of someone that can do it for me.

A decent carpet in a bedroom should last 10 years easy, longer in 4+bedroom houses where bedrooms are often offices or storage areas. 

We don't do a ton of revenue and I have 3-5 employees at any time, but when a management company just withholds like 2 grand like this month (we remodeled a pent house unit for a national company) it messes with my cash flow and my employees getting paid.

I was able to comp single bedrooms at $1k per month with shared bath and $1,800 per month with separate bath. 

Quote from @Varsha Kgan: I see new construction homes costing around $525+ for 5 bed rooms 3 bed rooms in Merced.

So for example you can buy a five bedroom house and rent 4 of the 5 while you stay in 5th bedroom, and you can rent at $1000/month and your vacancy rate is 30% then you'll have $4000*7 to cover mortgage and utilities and maintenance.Only you can know your numbers and what works for you. 

For a room to be considered a bedroom it must have a closet. 

When I purchased the house I did a full rehab and converted the unfinished basement into a two bedroom.

My septic system is only a 3 bedroom.

It will be somewhat area dependent for example, if there are no 4 or 5 bedrooms on the rental market, adding an extra bedroom to a 3-bed house can increase the rental income, add value on the exit as well. 3.