When rented, we lock all interior bedroom doors aside from the bedroom we are renting by the room and sync the calendar with the main house's calendar.

You need to make sure you understand every detail: how the lease terms adapt over time, what kind of negotiating room you’ll have when it’s time to renew, and whether lenders in your area are open-minded about financing these kinds of ground leases.

You can give notice to one of the tenants, then move in and rent out rooms to further cut your living expenses.Yes, something I've considered but does require me to move from CA to TN, so big life change. 

To me the cost of purchasing cash flow is too high, better off being cash negative 2) alternate rent models: mtr, str, rent by room.  

Hire a PM for the townhouse if you're doing a LTR and not a by the room situation.

. $50k gets you the house but leaves you very little room for value add. 

Buy a 3/2 (if possible), live in the master, rent out the other 2 rooms to friends.

You should only have to do this with the largest items- mainly couches/chairs and dining sets.

Plus, the city’s been growing steadily, so there’s room for appreciation too.

So you each spend a few grand on a mediator and then work it out.