We currently still own it and it is our best-producing property.

however, if you aren't producing they are not going to want to keep you on their books. 

For example, the high GRMs mean property is expensive -- but it also means that converting a garage into an ADU will produce an ROI like you just don't see in other parts of the country.

I know some people produce crazy amounts of garbage, and I'd rather them do that than leave the garbage in the house....

I think his body produces natural caffeine.

You will sacrifice some cash flow, but it will be a lot easier to handle and still produces solid cash flow and you only need to deal with turnover every few months (hopefully). 

Basically, you are asking for a "non - FHA 203k" loan product, or a conventional-type rehab/reno loan. 

That rate isn't all that poor, many loan products geared to short term rental investors are in the high 4s, although I am curious as to why 30% down, most of these products only require 20%. 

If its under a land contract then have the owner of the land contract produce the original notarized document. 

When (insert type of income-producing real estate here) becomes more popular, buyers are willing to pay more, which means cap rates go down.There are three primary forces at play here.  1) falling interest rates make debt cheaper and makes real estate more attractive.  2) rent growth gives buyers hope that the income stream they are purchasing will grow over time.  3) poor performance or perceived risk of other investment vehicles increase the desirability of income real estate, meaning a lower cost of equity capital for real estate buyers.Expanding on point #3, the worse other investment vehicles perform, the less investors demand from their real estate investments.