I think this is exactly what I need to be more productive and efficient. 

I hear you hate mortgages and there are many options to sort this out efficiently, work with a non-QM lender to get 30yr fixed.

I was thinking if i spent about 10k on new stainless steel high efficiency appliances we would see a decent return in equity.

You can run multiple businesses with efficiency.

I'd like to find the most cost efficient  way to get him out so i can rent it to a qualified tenant.

RE Markets are efficient.

(Energy Efficiency, Water Conservation, Seismic Retrofit, Resiliency, & Renewable Energy)PACE is 100% Financing, Non-Recourse, Terms to 30 Yrs with Low Fixed Rates, Transferrable, Payments paid back via Property Tax bill, Has the ability for payments to be passed on to tenants in a NNN situation, CLTV to 100%, Will Finance up to 30% of Stabilized Value.Examples of PACE Improvements: Cool Roofing, HVAC, Windows, Doors, Insulation, Chillers, Elevators, LED Lighting, Solar, EV Charging Stations, Daylighting...Hundreds of Improvements will qualify depending on what each state allows.Cathy

And depending on the sponsor, many syndicators can get 50+% yr 1 pass through losses under current bonus depreciation, so while not as efficient as an UPREIT or straight 1031, this type of transition can create significant offsets to gain, while also giving investor more flexibility to choose the right deal/sponsor, and move passive.

I have been researching and reading a lot on REI for the past year but I enjoy hearing what people have done instead of reading the "most efficient ways" of doing things.

When reviewing the cash flow of properties, you discovered the cash flow was not feasible for a property, you could consider a 1031 Exchange to sell the property and replace it with a new property in the most tax efficient manner.