Replace w/ Drywall: $8,000Windows: $6,000 (optional...they are single paned windows)New Half Bath: $10,000 (optional...full ball + $5,000)New Appliances: $2,000New Front Porch Roof & Railing (optional, has existing patio): $3,000New Kitchen (optional...countertops, cabinets, fixtures): $10,000Purchase Price: $180kLivable ($1,100/rent) - repair floor w/ vinyl, fix roof, seal walls/ceiling, new appliances, new half bath: $22,750 + 20% overruns: $27,300 Nice: ($1,250/rent) "Livable" + new windows, new covered front porch, new full bath): $36,750 + 20% overruns: $44,100Excellent: ($1,400/rent) Gut house - new floors, walls, ceiling, appliances, kitchen, front porch, full bath, and new roof: $76,500 + 15% overruns: $88,000We'll probably target 'Nice' as I think that will give us the highest rent relative to costs.

Most mold can be cleaned with a simple bleach solution and is not the deadly strain people think it is.Once the issue is fixed, you don't need to mention it.

The roof is new, hot water heater looks okay, AC unit seems to have some age, the electrical panel is labeled (so I think that's good).

That will further complicate/strain the process.

Typically something that can cause a lot of churn with Plexs any way, and triply so when you add an ADU, is strained parking. 

One of the strains to our relationship is his poor life choices.

Less commuting means less strain on people and our environment. 

Most of the challenges can be worked around, but they strain the ROI.

Very difficult to fix typos.If a long thread the edit pane can be at the bottom and doesn't move up when the keyboard sows up.

That is for you to answer.The biggest reason to choose LTR instead of STR is the extra effort (time and mental strain) involved in managing a STR.