I also accept checks but generally my tenants don’t mail these until the 3rd or 4th which typically means I don’t receive them until the 7th-8th.

Just approach everyone with your business potential and they’ll typically help you out.

Barron I would only consider selling if the gain would allow me to buy a better property with considerably more cash flow.

Do some wholesaling and fix & flips for some cash now, but also buy some rentals and land for some long term gains. 

Over the last 10 years CA has the 2nd largest population gain of all states. 

Now the value set be appraisers typically is coming in between $50k and $100k   I invite you to search BP or create a post determining values that appraisers are giving to ADUs.  

It takes longer to realize, but the gain is worth so much more than a couple hundred dollars of cash flow a month.

My goal is to stabilize, refinance within 3-5 years, and offer strong returns to lenders.Your point about targeting SDIRA investors and high earners is interesting—how do you typically find and connect with these types of lenders?

While the guarantee of income sounds great, it's only a percentage of the rent, typically up to 70% and the tenant has to pay the remainder.

Typical utility bills (which we include) are $100-300/month.