I've run a kitchen for years. 70 - 80 hour weeks regularly that are physically and mentally (most kitchen employees are not the most functional adults, it's partly a babysitting job) exhausting.

I offered 150k all cash, 100k earnest, closing 4 days or less, and only due diligence as a contingency to get someone out to see if the foundation was still functional.

I think this is only the 16th largest drop in history on a percentage basis.

Intent is to live in the largest area of the house, rent an already existing basement apartment on short term rental, add a bathroom and kitchenette to two finished rooms in the garage and create a second short term rental, and then put a yurt in the back yard with sole access to another bathroom that'd be installed in the garage as another STR. 

I'd like to meet the guy who came up with these % rules....Your capex ("major improvements") budget is a function of the age, the condition and the replacement value of them home.

I am going to an extended family function in LA & SoCal.

Consider the local rental market - will a functioning pool allow you to get higher rent, or a better tenant?

Less people ( families) will find a 2 bedroom functional for them.   

Familiarity with the process, vendors and their functions, documents, local laws and REI terms by going through the process would be beneficial. 

I believe this would provide the quickest and largest ROI if done correctly.