We decided to use an IRR calculation to make our decision, so that it takes into account potential appreciation and sales price down the road.

If so can the guardian be the sole decision maker on the sale of the property or does every sibling need to be involved?

also, do i do move out walkthrough with or without tenant. will my decision be different because tenant is there?  

I just sold off a project that had a duplex with zoning/room to put an additional 2-3 units on the lot as a cluster development so we don't keep everything but make good decisions along the way.

Your hair drier and electric shaver are likely more dangerous than power lines.That said, most people make decisions emotionally. 

Then you can convert to condo later although I do not know how much time and what costs would be involved.Before Covid, I would have said converting the free standing garage into an additional unit would have been an easy decision but the returns now do not seem as great since rents in San Francisco are down about 20% vs last year and construction prices have increased...Still, I think the free standing unit could have a lot of appeal for many renters and should add value over the long run.Hope this helps.

It’s been the best decision I have ever made.

Generally always got an eviction decision that same day.

A background in those areas saves DD expenses and brings quicker decisions.

Sewer is often not available in floodplain areas and many areas do not allow septic to be installed in floodplains, or require specific design features.Sounds like you may have a good bit of due diligence that hasn't been done yet to really be able to make a decision on if you can even develop this property.