Im sure given the nature of COVID right now, its hard to get random people to live with each other - thus not a lot of room rentals in the area

The market will naturally slow down as we head into low season (winter months).

They are for homeowners only.It's been awhile since I've looked at one Tom but I seem to recall the policy being limited to property improved with a one to four family improvement with the insured being a natural person. 

I'm not looking for handouts or anything of that nature.

Multiple heads can account for multiple rooms.More expensive option but a good fix would be replace the current furnace with natural gas forced air.

Home has natural gas, walkout basement and about 75 feet of frontage.

While people may not need to be located here for week, people still want to live in the Bay Area for the schools, nature, weather etc. 

Is that the general nature of doing BRRRR deals?

Such plans are custom in nature, and often comprise more of a legal and advisory service than an investment processing service.We provide such custom plans, as do several other specialty firms you will find here supporting the BiggerPockets community.

I never recommend "Bringing one to it's former glory, with the crown molding and the stain glass, preserving the natural.... blah.)