If I sell, I'd probably look to reinvest it elsewhere (probably out of CA) for combination of cashflow (or break even at least) and appreciation.If I do keep it, the only other way I can think of improving performance is to add another bathroom  (becomes 3 bed/2 bath) or another bed and bath (becomes 4 bed/2 bath).

Would need everything kitchen and bathroom and bedrooms and livingroom sanding to painting and floors.

The garden unit is nice, finished, has a kitchen, and 2 bedrooms+1 bathroom, 2 egresses, stairs connecting it to the unit above as well as an exit to the outside but ceiling height is 6'5". 

Don't blindly rely on the seller's numbers, just in case you are.Built in 1964, this 1,040 sq. ft. home features three bedrooms, one bathroom, and sits on a 0.21-acre lot.

I updated the bathrooms, floors, kitchen, Mechanicals, sewer lateral, Paint, doors.

When construction is complete it will be an 18 unit (some rooms with shared bathroom, some full apartments).Instead of dealing with 18 separate tenants, we have decided to rent to one operator - sober home, group home etc. 

New mechanicals (electric, plumbing, HVAC), new kitchen, new bathroom upstairs as well as additional bathroom in basement and 1/2 bath on 1st floor, cosmetics throughout, and a finished basement.

only has 2 years left, then $124 a month is deeply insufficient.  3 kitchens, 3 or more bathrooms, etc.

I chalked it up that he was going through some personal stuff but would not be renewing his lease, his lease ends on the last day of July.Well, a month went by and then I got to wake up to another large unhinged text of him accusing of another tenant of mine of a disgusting and sexual act in the bathroom openly in the household's group chat.

The price will vary of course but roughly for one bedroom unit, with wiring, plumbing, finished bathroom, kitchen, hardwood floors etc. could go around $20k.