Then value add an ADU (as large as you can build - 1200’ + giant garage (4 car: think repurpose later) for instant increased equity.  

But on the other hand inventory is increasing, interest rates are rising and It seems like a lot of people are lowering their prices.

But on the other hand inventory is increasing, interest rates are rising and It seems like a lot of people are lowering their prices.

would you take $100/door if you also made a 50% increase in equity?

I haven't dipped into REI yet, but following a few real time examples may give me the confidence. 

The Australian property market has undergone significant price increases over the past 7-year period, spearheaded by Melbourne and Sydney.

I went into a lease extension negotiation meeting with the tenant feeling like a good guy for having cut him significant breaks on late fees and interest and also skipping annual increases for two years.

We've agreed to a contract on the property but have the Inspection still upcoming and can back out (or ask for a reduced sale price) if we find anything out of the ordinary that would greatly increase our rehab budget. 

He said " he would rather pay $2000 a month than sign a lease with such a crazy price hike "So I have a few options , give 60 days notice , move into the bigger house , now have my larger house, extra bathroom and garage for my hot rod and only increase my portion of mortgage $350 as I believe renting the 1/1 at $1300+ will be cake .Or supply 60 days notice and get new tenant at anywhere from 1850 -2150 a month and stay another year in our small 1/1 . 

You don't want to make the mistake of a $6,000 renovation that only increases the rent $60 and will take ten years to recoup the cost.