.- Alternatively, complete the repairs and sell at top market value, maximizing your return despite the short-term headaches.However, if the ARV is too low and won’t justify the $50K+ in repairs plus remote-management stress, You might be better offer selling now, even at a loss.

In your experience, does one approach lead to better appraisals, loan terms, or overall outcomes?

On some properties (newer) a 40% op ex ratio may be better on other (older) perhaps a 55% to 70% op ex ratio is better. 2.

I think the other parts of the Bay Area are much better for investing. 

The theory: the market would be better when it was time to sell the asset. 

Find out why it hasn’t sold and offer a solution:- Seller Financing (My 3rd deal) – Help them get their price while securing better terms.- Subject To – Take over their low-interest existing loan.

Look at both scenarios using your numbers for your area, and if the ADU pencils out better in your investment criteria than a new purchase, great. 2.

or even better is there some tricks to set up quickbook with one account but handling all these companies?

In fact the properties I bought here specifically for cash flow (multi families in mediocre locations) did not end up performing as well as my other properties over all, so I sold them and put that money into more properties with less upfront cashflow on paper but better overall returns. 

.• 85% LTC• Closing costs financed• Interest on drawn funds only• Interest deferred until loan exit• 18-month termHopefully that gives you a better idea of what's out there.