If you wait at least 90 says from the purchase date - the options tend to open up for better rates and lower cost.

At times, I wish I hadn't even touched certain things as it cost me more to hire out a contractor to fix my mistakes, and other times I have saved myself a few hundred dollars on maintenance costs.

Victor,I would avoid that high cost ADU and use that money to invest outside of California.

Curious to know cost of mentorship, 

The eviction crew + sheriff cost $760 and additional $300 for trash out hired by the PM. 

Not sure the cost.

Cost numbers need to be different?

If you could find a duplex property (or a single family house that could be turned into a duplex--check any HOA restrictions first), or a "fixer upper" to live in, that could be a better use of the equity you have in the rental house.If you run the numbers and decide it makes sense to sell the rental house (check with your accountant, figure out closing costs to selling and buying) then you'll possibly have more money to put towards a primary residence.You may want to check the neighborhoods that fall in the school district you want to stay in and look in "under appreciated" areas...maybe not the A class neighborhoods, but ones that have potential of becoming "improved".While I understand your desire to stay in a particular school district, it's not the end of the world to consider other districts if they will allow you to build real estate/family wealth that will put your entire family tree in a better position."

I also don't believe you'll get returns good enough to deal with the costs associated with pulling your money out and the work involved (but maybe you will, I can't pencil in deals in my neighborhood where this would make sense). 

Often when I work with real estate investors to create asset protection strategies, most tend to prefer a simple asset protection structure (something low-cost that does the job essentially).