But want to save it for reserves or any repairs/upgrades

Im waiting to list publicly on the MLS until after my tenants moved out so I could do some repairs, cleaning, upgrades (nothing major) in order to make it presentable..... but I guess the other option would be to just list it now as is and see what happens.....

i think the ADU ordinance presents a lot of opportunities for current owners and future owners. as will all transactions, careful consideration needs to be made for things like water/sewer upgrades but otherwise, as long as you keep that in mind, i see no reason to analyze current inventory as including an additional, future and now legal unit.

I made some very minor upgrades, successfully rented it short-term for a few months, and then sold it after only 5 months for a 20.7% return!

I made some very minor cosmetic upgrades, successfully rented it short-term for a few months, and then sold it after only 5 months for a 20.7% return!

We upgraded the fireplace, carpet and paint.

I think the home will need about $6k-8k as I would want to add a wall to convert it to a 4 bedroom (which I did to my home) and paint and/or upgrade the flooring.  

We then did our inspections and managed to get $5,000 back in seller credits for an electrical upgrade.

We then did our inspections and managed to get $5,000 back in seller credits for an electrical upgrade.

I do not like complainers, and I do not like tenants who constantly have minor, nuisance upgrade requests.