With two small kids I have to hire everything out.

Hiring a professional is a waste of your money.

Rents, job growth, interest rates, affordability etc.Everything is up in the air and in 10 years pricing might be up but the negative cash flow to get there is rough.https://wolfstreet.com/2019/04/17/house-prices-fall-year-over-year-in-12-of-the-16-most-expensive-california-coastal-counties/https://www.recode.net/2019/3/19/18256378/tech-worker-afford-buy-homes-san-francisco-facebook-google-uber-lyft-housing-crisis-programmers

anybody have experience using their a multifamily home as an air bnb?

I have a contractor who reached out to me and wants to partner with me. he wants me to secure the property and pay for the material and the work but wouldn’t that just be me hiring somebody?

Do you pay to have them next day aired?

Material depends on brand, seer (efficancy) location of unit. is there already a air conditioner?

I would never hire a Realtor who hasn’t done what they are trying to sell me.

The tenants are all lovely people, though they seem to be concerned about 1) the condition of the garage, 2) the fact that the windows all let in cold air (by the look of them, they're probably as old as the building) and 3) the lack of landlord response to their multiple other (small) concerns about the property.

If you do choose the REI route, if a crash happens have your son take a couple roommates for $400/month, Air BNB it for the summers when school is out, put up solar panels, figure something out.