In addition, all Rent payments hereunder not made within five (5) days of the due date shall bear interest at the rate of one and one-half percent (1-1/2%) per month"The monthly rent is $1550 so the late fee is easy - I've set the account to charge 5% if the rent isn't received within the 10 days stated ($77.50).

I need to update my deal profile but I moved here 2020 first buying a house hack and then slowly buying one rental a year until the last year and a half.

I was 17 and a half years old! 

This year i added a half bathroom on a property that has a value over $1k/ft.  

I would list the property and advise the tenants you are planning to sell. if they want to stay month to month, that's fine.

Depending on the loan amount for the new property, roughly a little over half of the gain could be deferred through the exchange.Without a 1031, they’ll face taxes on the entire gain, including federal capital gains tax (likely 15% based on their income), California state tax, and depreciation recapture, potentially totaling $130-150K.

I'm imagining something more like add a wall, turn a bedroom into a kitchen-living on one side and a formal dining room into a bedroom on the other side, maybe add a half bath in each unit.

That said, American Standard makes a good builder grade one that’s half the price.

You're already half way there by asking people what they want to hear.

In 2022, half of American renters spent over 30% of their income on rent and utilities, the highest percentage ever recorded.