Of course, life happened to both of us, and so here I am, starting from scratch about 15 years late.

Everything in life has a price Phat.

It just seemed like a no-brainer for me, especially given my stage in life (single 20-something with no kids).Also (and again, I'm new), I wouldn't put too much stock in the 1% or 2% rules if you're investing in California.  

Adding a walk in closet to to lower bedroom that will most likely be a guest bedroom or a child's room, wont do anything for the salability or marketablity of the property.With a home of this size you want to sell life style and comfort more than anything else.

They sit in front of the TV and treat life as if it goes on forever.

As for economics, most lenders want properties to have an economic life longer than the mortgage.

Nothing wrong with that, but the live-in types typically make that place their life.

Being on the same page as your life partner is another advantage that you have. 

I would gladly gut her apt. tenants don't understand if I start renov with her in it. her life will be uncomfortable.but now she complains neighbor got this and that..she still living with old amenities. and she pays the most rent. other unit is studio and 1 bed at 500 & 590.but those unit were vacant at one point in time and I renovated during the vacancy and push rents up.should I leave the unit as it is. she can't afford 900. and it coming towards winter. all together good tenant.my husband wants her out but we don't really have cause bc although she is behind. she took up 2 jobs to get almost current

I've bounce between Dallas and Colorado all my life, minus a year and a half in Spain.