I just had a vacancy come up in the middle of a fourplex escrow and the seller had the unit re-rented in under a week for $50/more per month. 6) Yes it's hot, but with individual metering the landlord doesn't foot the electric bill 7) Yes the market is competitive here, but mostly for 3/4 unit properties.

Can you replace furnace, stove, etc with all electric and save 300 to 400 a month there? 

Quote from @Deandre Brown: When analyzing deals, a few additional factors I like to consider are whether the electric and gas utilities are charged per unit or as a single expense.

Quote from @Gary Aragon: Quote from @Rick Albert: Our electricity is already separate and we designed our ADU to be all electric so no gas. 

For sure PG&E requires this for gas and electric, and I think most jurisdictions require it for water and sewer as well. 

It's understandable that unexpected things arise sometimes, especially when you're opening up walls or dealing with older electric or plumbing.

It keeps your asset, but rising costs and no property management may stretch your time and energy.1031 Exchange into WA: If local management and long-term appreciation in WA fit your goals, this could work.

Also consider short term month-month leases on airbnb, renting individual rooms, month to month leases, just to get the cashflow energy flowing again.  

So i told him, AWESOME, that makes the answer so simple, DONT SELL, it's just that simple, selling is not an option, so, all energies too leasing it.     

Regarding the electrical issue - we always attempt to troubleshoot with the resident prior to dispatching a vendor.