@Jon Holdman  for a little over a decade i did this foreclosure rescue last minute stuff it was hair on fire.. and almost all of them were within 3 to 5 days of the sale.

Devote your 20s to becoming the Tortoise, not the Haire.

All it takes is a wild hair and you are dealing with nothing but pain and misery.

I have paid my hair dresser's rent twice and they are not my tenant. 

Leave it perfect clean, not a hair, not a bit of crumb, it has to be perfect every time. 

Again my concern is using funds to their optimal potential, sometimes that involves some hair splitting.

I’m in the middle of a slow BRRRR with it now and have 4 out of 7 suites rented consisting of 3 hair salons and 1 mortgage broker.Each suite rents for $300 a month.I purchased the building for 24k with no money down at a local bank.ARV should be around 85k which will give me a nice down payment on the next purchase after the refinance.I said all of that to say this, every market is different, it’s possible...

This would probably require a significant hair cut to make it attractive but would end up with the same scenario as #2 - the ability to complete a full exchange.

They told me labor cost is more in mid-west than in CA - at which point I couldn't stop myself from pulling my hairs.

New layouts, moving walls or god forbid an addition...you’ll tear your hair out with SF’s nutty city approvals, and your neighbors will be all in your business if you’re increasing the size of the home.