You might do some value-add type rehab, raise rents, reduce expenses by upgrading systems, appealing assessments, shopping insurances, etc.If you can find a deal now and you work that deal, it should on average get better over time ESPECIALLY when you get that opportunity to refinance at a lower rate.

Each option has its pros and cons, and I'm hoping to get some insights from this community to make a more informed decision.Option 1: Building an ADUPros:Increased Property Value: An ADU can significantly increase the value of my primary residence.Control and Proximity: I can closely manage and maintain the property since it's on my land.Potential for Higher Rent: ADUs in bay area can fetch a good rental price.Flexible Use: ADUs can serve multiple purposes – home office, guest house, or rental unit.No Additional Land Purchase: Utilizing existing property means no extra cost for land acquisition.Foundation improvements: I will get an upgrade for my foundation which increase house stability.

I acquired a 4b sfh through an online auction about a year ago and completely gutted the home and upgraded mostly everything.

I put in ~$500,000 in repairs, upgrades, furniture, etc and converted to a 4 bedroom. 

This may include tax credits such as 45L for energy efficiency.Optimization of Energy Efficient Tax Credits: AI tools can help real estate investors identify which specific energy upgrades are the most cost-effective upgrades for their properties resulting in a higher return on the improvements.AI can help investors be more efficient and effective with their time and money.

., I planned for around $15,000 in basic repairs up front, with another $5,000 per unit for upgrades when the units turned over.

What I’d like to accomplish is an upgrade in home (space, location, etc) without putting myself in a bad financial position.

I upgraded to Unlimited Plus a few months after use when it was still $5/month.

This will allow you to get to know the property, its maintenance items, and slowly tenant proof(upgrade) the units before you move back to CA.

If you proceed with upgrading the panel add enough capacity to charge an electric car and put in baseboard heaters so you wont' have to do this again if you decide to add either of those options down the road.