The one tenant left, is able to play the full rent but split.

If you are not representing the property as having an ADU and you really do have the property configured as a single family home then the second meter should not be a determining factor regarding classification.Do not keep it as a duplex and then when it is appraised try to play make believe with the appraiser that it is a single family home.

STR in Cali is a safer play if it’s allowed in those areas.

If you put your money in property, it is all about playing the long game because real estate investment is a smart way to balance your financial portfolio.

Lets play this out logically.lets say they have a $700k all cash no contingencies offer, and you are only escalating $3k over that...so your offer is $703k.Escalate in $20 or $25k increments over 2nd best and waive your inspection contingency.

That really rubs me the wrong way to play this game of "well we didnt do anything to fix the foundation so we are not liable".  

I'm almost finished and will come out with ~$100k in equity to play with.

There are a lot of factors like personal choices and goals that would play a role in which entity you might want to go with.

Lvp or hardwood is much better, but more cash and time intensive.

Yes, I admit there is a little hesitation; they are good tenants in that they pay on time, don't cause me hassles, and upkeep the property, so the idea of going through the process of finding new tenants plays a part in my hesitation.