(Which actually matches what really happened...you didn't pay anybody, and you didn't receive any pay for your stay.)In other words, there are no phantom expenses.  

I would sell the properties.4 rental properties over 3 years won't make you much money.Maybe 100 per door per month in cash flow and a matching amount in appreciation.That is $9,600 over a 3 year period assuming you have SFH's.You are improving your ability to make more money in a better position hopefully when you complete your master's degree.You will make that $9,600 working 2 weeks.The sale of the home will hopefully allow you and your wife be stress free for those 3 years helping you make a higher hourly rate.

Flooring: A lighter or mid gray lvp to compliment (~$3 sq ft material) Cabinets: White shaker style (Lowes/Home Depot, Readily Available with little lead time) Countertops: White Quartz with black veining to match black matte finishes if the return on investment is there or just a nicer laminate (calacatta marble natural stone look)Finishes: Black matte for a modern look or the classic brushed nickel.

The main downside is the loan limits for a house with ADU match a single family, not those of a duplex (which is higher).

According to Furnished Finder, there's a shortage of MTRS available within the South Bay and a strong demand to match. 

I advise my clients to compare their property to the comps they are looking to chase for the ARV & start with the kitchen/bathrooms and then work their way through their budget to match or slightly top the comps in the neighborhood.

The Tax will increase immediately after you buy a property to match the purchase price and you are also responsible for the difference for the years that you didn't even own the property.

A little about my situation: I am a 33-year-old single mom who has finally gotten her finances in order after getting my Bachelor’s degree in 2022 which allowed me to get a high-paying job with great benefits (401K + matching). 

Finally, conquer anxiety by starting small and studying markets that match your objectives.Good luck!

I found the lender from a different state by searching lawsuits and matched the one with this builder and their company.