I'm seeking feedback from anyone who has the time ;) and interest to set me on the right path for my first property, potential a rehab (though seller claims roof replaced in 2020), rental, and BRRR.50% confident in the rehab numbers and inputs, and I'm considering if adding a garage will boost the value.Thank you for your consideration and input!

I feel like the moral & ethical thing to do is always the most right by the most people. 

They are willing to pick existing renters over everyone else so they can feel morally superior.   

In hot metro areas, which are both vacation destinations and residential hubs, investors have the unique opportunity to combine these strategies to boost their cash flow in their own city.While it typically requires a bit more work than long-term rentals, house hacking with STRs in popular metro areas allows you to live where you want and maximize your return while living there.

Given everything you've told us about her and her strong moral character, how long before she asks if "there is something she could do to change your mind"? 

I suspect it may not be legally and definitely not morally correct, but it is highly unlikely that most tenants would know that they should have received written notice of your desire to maintain your right to move family in.  

Yes in San Diego with lots of tourists you can increase the income if the units look cute in photos but the Underwriter won't give you the income boost.

That can be a great means of boosting that income for DTI for max qualification. 

Here for the moral support!

Loans can be interest only thus boosting cash flow and debt can be structured in a way that there is future funding available for all the capex required.