The proper way to approach this appraisal problem is (summarized below):* find reasonably similar comps - find relatively recent duplex sales in the Subject's market area and adjust for differences, based on market response (i.e. how much more/less buyers would typically pay for certain characteristics like size of units and lot, location, quality/condition, etc).* In the absence of similar comps - go back in time to find any similar comps, no matter how long ago and adjust for market trend differences (appreciation, etc), as well as other adjustments as typical (size, bed/bath, condition/quality, location, etc).* Go to nearby market areas/neighborhoods and find reasonably similar duplex sales and adjust for market area/neighborhood differences as required - along with the other adjustments.* Find reasonable 3 or 4 unit (not more than 4, and they can use sfr's, but those are typically not as good for comparison.

I personally own properties in the counties of Orange, Los Angeles, Riverside and Kern. 

It sounds like you personally are focused on an urban infill strategy which maximizes density and price per square foot rent.

Andy, I'm sorry to hear that your going through this, I don't personally know anyone dealing with such difficult tenants, but do know several Brooklyn based land lords who got tenants out in order to do reno. or dramatically increase rent. 

I found myself attending in-person networking almost weekly prior to the pandemic, but we live in a different world, and the digital shift has made it harder.Currently looking for personal investment deals in the area, and also passionate about connecting other local investors with trusted service providers.

I would love to meet up with investors and agents in person in my area to learn more about real estate and any advice they may have.

I find TPs rent control too restrictive personally.

The HELOC would need to go off your personal situation but if needed you may be able to do DSCR on the short term rental.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

Personally, I prefer a new build over rehab just because you know what you've got on it, but it doesn't always make sense money-wise.