Doesn't sound like you remodeled the property to command a high ARV or the ARV's are just that low. 

This has put a cut on our cashflow and we have had some major expenses, like a new roof,  water heater, bathroom remodel, and kitchen remodel all done at the 3 bed house.

.), but not a complete remodel (not adding or expanding structures).

we remodel the entire townhouse.

I have spent the last 8 years co-managing a small remodeling LLC, and have an primary background in project management, client coordination and admin communications/support. 

I remodeled it and have it rented out now.

Most residential remodeling in all of CA is done without permits, long before this "housing crisis".

All the properties are occupied, but they need to be remodeled.

Hello everyone,I recently obtained my Residential remodeling contractors license and have started my construction company: Sweat Equity Construction.

Feel free to reach out to me directly if you have any other questions or would like to discuss a few other concerns you may run into during your remodel to Duplex your 1st floor unit into th basement.