They're alway talking about the next deal, investing strategies like flipping, buy-and hold, and anticipating/reacting to the market. 

MAGI includes capital gains recognized.  

I read somewhere I could 1031 the portion of the property that I’m renting (ADU), and pay capital gains tax as normal on the portion I’m living in?

I'd suggest you start asking other investors in your market for general contractor referrals- people who do quality and reasonable work on rental properties in your market.

At about what percentage of market value? 

Is counting on appreciation the only strategy in a market like this, or are there points of view?

The trend is also fueling mergers and acquisitions within the industry, such as Circle K’s recent bid to acquire 7-Eleven.These global real estate updates reflect a dynamic market adapting to new challenges and opportunities.

Down the road, this can hurt the investor because you'll find yourself with a unit rented well below market rent when its time to sell.

I always recommend accepting pets, but you should know how to screen them, monitor them, and have strong policies in place to stop problems early.You should regularly monitor your market on Zillow, realtor.com, apartments.com, etc.

I just say" (I have done over 500 in my market this way) Hey Christie, I need insurance its vacant and we are doing a reno.