I had onboarded my tenants to TurboTenant not long before opening my accounts with Baselane, but Baselane does have a rent collection feature too which I may eventually move to.

For the immediate time, I'd love any contractors and handymen suggestions, but eventually, to work with agents to buy and sell in the area. 

The Fed rate cuts will eventually help bring down mortgage rates.

Adding Square FootageIncreasing the usable living space of a home, such as by finishing a basement, converting an attic, or adding extensions, can dramatically raise the ARV.

Years ago, a friend of mine took on a similar challenge in an older neighborhood near Chicago..he opened up the top floor to create a master suite that felt less like a converted attic and more like a boutique hotel room.

Eventually someone bites.

You would have to convert the rental to an LLC if you want the expenses and income all in the LLC.  

This leads to state funded insurance which will be very costly because only those at highest risk will participate in it and if the losses continue, they eventually will need to get the money from someone (rest of people in california?) 

Eventually you would exit (sell) and that would have more equity to make a profit after the cash flow losses or the investment generates positive cash flow in year 2,3,4 etc.

do you add bathrooms and convert the garage to rooms as well?