Haha, I was having this same contemplation today. 

I believe we’re at the end of the cycle and am contemplating selling all or some of the units, as I don’t think there will be a significantly better time to sell in the near term.

I own and am contemplating selling, but my plight is that none of them work, so they're home hanging out, being loud all the time.

What I have learned is that good tenants on M2M leases will be much more forthcoming, than a tennat on term, when they are contemplating moving.

Drug dealing 4 times , assault and battery 2 times , domestic violence 4 times , IRS lien over 10K ,  failure to pay child support 10 times , and only 1 Failure to pay rent .  

I'm looking to build an ADU over my garage in Santa Monica as well and contemplating the same thing. 

So I am contemplating taking advantage of the interest in the area.

So the difference is taxable but you still shelter the rest of the gain in your 1031.In your case you may be contemplating buying down so low that there will no longer be a tax saving. 

I am currently looking to acquire my next property and contemplating what method to use. 

And if you'e going to hire someone licensed and insured, make sure you get proof of their license and insurance.It sounds like the man you'e contemplating to have do this work also has some creative and design experience.