A few things to consider:Selling and 1031 Exchange: Moving to a 2-family is a great idea.

I have no idea what the breakdown of each item is, but the overall cost is reasonable. 

Great idea from @Henry T. to live in the ADU if you can and rent the house.

I have a good FT job in education administration, but I want to retire asap, focusing on RE (so, not really retiring, but you get the idea).

As you can guess the three of us have different ideas on what to do.

This would be a very bad idea in California.

Make some lender contacts and ask them for referrals.That should help get the juices flowing on ideas for revving your business up.

A good mix of LTR'S is a very good idea so that all your eggs aren't in the STR basket.I like tourist destinations where STR'S are heavily ingrained and almost impossible to ban or regulate out of existence.

If it’s a good idea make it permanent?

All thoughts and ideas are welcome.