If your property does not have additional upgrades that make it worth more on the market then you likely need to drop the price.

Since you're purchasing it under market value, you shouldn't have an issue getting it appraised at $145K.The seller would net $140K and the additional $5K would be seller's concession towards broker commission and closing costs. 

Although the rates are higher, for most borrowers, the convenience exceeds the additional cost.5.

I suspect this will be very difficult to accomplish for an investment use case.

Without knowing your age, I like the idea of pushing additional savings into good, no load index funds (I like Vanguard's S&P index but there are plenty of others) through a Roth if you're young enough, leave the rental portfolio as is and pay the debt down to nothing, since you're not inclined to really work at growing that end of it. 

It's just that with Cali, there are many additional hurdles between you and success.

Tell me more about what it is that you are trying to accomplish?

I’ve already again talked to contractors and got good estimates knocking down this one wall adds aton of value to the house.I estimate the additional amount would be $200-$300 a month after a remodel. 

Additionally, a sewer line repair usually results in vacancy and lost rent--even more lost money.A new driveway can easily cost $5k on the low end, and plenty of properties in my area have $15-$25k+ driveways. 

What is your process for underwriting a rental by adding an ADU (addition or division)?