Remove the kitchen all together and convert it back into two duplexes or is there another option?  

If a HELOC isn’t an option due to income requirements, a 1031 exchange into an apartment complex could be a smart move to boost your monthly net cash flow and diversify your portfolio.

It’s a bit scary looking at these options but I’ve started scoping out multifamily in the PNW.  

Also, when they said they have "network" to find investers/property owner to land my offers, and "system" to calculate profits in order to show whoever owns the property short term rental is the more profitable option.

That said, selling is another option to free up cash for a lower-cost, higher-cash-flowing property.

For managing properties, I have two options: 1.

I hurts a lot in my chest when I am shopped or left because I could not provide the best option.

I’d love to share my knowledge and experiences with anyone interested in learning more about VA assumptions or other creative financing options. 

(And since I also got bookings via my earlier VRBO pre-approvals, didn't realize until the inquirer let me know they were going with another option, that VRBO holds it for 72 hours.) 

Given there is a decent fee, I’m also considering the option of not getting the ADU permitted and just rent it as is for “roommates”.