If they are successful, cities will be authorized to permanently control the rent of all properties.AB 1506 (Bloom) repeals the Costa-Hawkins Act.

The bulk of my expenses are my current mortgage on the property, with that payment @ $930/month in total (conventional 15 year note, 3.5% interest rate).I am thinking my best path is to go talk to banks (including the one I have a mortgage with) and try and get a construction to permanent loan that could pay off my existing mortgage and finance the construction, which would then be rolled into a mortgage once I'm done with the build.If I walk away from this, I stand to lose 20-30K, maybe more depending if I sell the lot or let it go to foreclosure.

Let’s look at the basic facts. 1) As is, the house doesn’t cash flow well compared to value and will only be worse when you refinance. 2) SFH values fluctuate with the market and can drop at any time if the market goes cold or worse. 3) You have a limited window to capture permanent tax savings and lock in profit. 4) A 1031 exchange is not a tax savings but rather a tax deferment. 5) MFU’s give you far more control over value and much higher cash flow returns than SFH.

I grew up from the 60’s onward until permanently leaving when I started college and as such the area I knew as a child has drastically changed. 

@Michael Greenberg I wouldn't do anything to permanently convert the garage.

I may plan to use wood studs to make another bedroom in the living room area (either a temporary one or permanent). 

We would house-hack and use one of the units as our home base (since during travel therapy you have to have a permanent residence to return to for tax purposes) and rent out the remaining units to pay for the other expenses.

It's a great place to live and invest as ASU's sphere of influence creates a permanent rental demand.Inventory is low right now, but I'm still having success finding both single and multi-unit properties for my buyers.

highly flouridated drinking water, mandatory obamacare/vaccinations, substance dependency, permanent war on 'terror', and media false flags galore all mean we NEED our generous government to survive and remain 'free' meanwhile the balanced 'middle' class are being exterminated from American society altogether.Depend.. or perish!

Best to be nice when doing so and be sure the done well so as not to permanently hurt the tree(s).