i feel like more people do garage conversions in warmer climates and less people care about having garages. same question for the sprinkler system: do renters really care about this there?

Any thoughts on hotel investing in the current climate?

That can get pretty expensive and you would need to have a lease clause that the pool is professionally maintained throughout the lease period and shut down for winter months if your climate requires that. 

Cap ex is what you would expect in the Bay Area's mild climate.    

Very good tax climate, and landlord friendly combined with strong economic growth with tech companies like Apple and google building data centers, Tesla is building the semi-truck factory and a exodus from CA of people all point to strong signs of appreciation. 

My husband owns a non-profit called All The Way Well which helps people suffering from substance use disorder/mental health and it sounds like something that would be right up your alley.

Gas heaters do much better in cold climates.7.

But with the climate where I live the winter's are tough on tools that are stored in the garage.

These systems provide the flexibility to install individual air handlers in key living spaces—such as bedrooms, kitchens, and living rooms—without extensive ducting, making them ideal for streamlined and efficient climate control throughout the property.

After reviewing different homes the pool for the climate and the area is the way to go.