I have NOT been able to do this as much as I would like to here, and it's hurt me a bit so far.I would further recommend Option #1 on your list, and I would recommend @Craig Curelop's approach to house-hacking (IMO, his podcast on the BP Money Show and the straightforward approach he lays out is pure gold for anyone thinking about househacking in an expensive metro area).I would buy my first book on basic home maintenance before I bought my first property, specifically How Your House Works by Charlie Wing.

So, a good tenant in place who want to stay is GOLD to me.If you really feel like you want to keep the rent as high as possible, perhaps reward a good tenant with a small upgrade.

There is a lot of gold in the comments that relate to your question.

Also, @Josh Gold is putting together a local BP Money Podcast listeners meet-up on November 15th. 

But if you’re a buy and gold (unintentional typo, but I’ll keep it ;) investor, who cares?

Good mentors are worth gold!

Like GOLD, those who were and are tragically affected by the tragic CAMP FIRE of 2018, will NOT be destroyed but refined and made stronger and better than ever before; and, new steps and precautions will help prevent this from ever happening anywhere else.

I paid $256 for what looks like their "gold solution", which is now listed at $399.

But you really don't need one to buy a few properties.But, a great attorney is worth their weight in gold.

Your property is actually a gold mine for scaling because it’s worth so much now and will be worth even more in the future.