(On that subject I'd like to commend podcast for having kid friendly content as my son is usually riding with me, and I never fear him hearing something inappropriate or psychologically damaging.)In summary, you guys have fantastic content YouTube, Website, Forum, Podcast and I'm appreciative for the many contributors as well as an opportunity to come and share.    

Opinions on how I get the ARV and whether I should do a serious high-end rehab (getting rid of an office moving the bathroom to where the office was so I can expand the very cramped kitchen/ dining room so they can be two separate spaces and then finishing the two rooms upstairs which are currently wood paneling.)

Since repairs are needed, there should be deductions of the rent because they are not providing the living space you signed up for.

If it is an older home in the "Rose District" and has a crawl space, I'd probably find a GC to take a look to lift and shim as needed.

I have a property that has a detached garage that was previously used as living space/man cave.

You will provide one to the tenant and keep the other one.The reason why it is important to revise the lead certificates during your inspection contingency is due to the fact that number 1, kids specially babies can get sick and number 2. if the seller did not  do a lead inspection then he might not be doing the City's rental inspections either. 

We’ve been concentrating on the main living space upstairs at this point.

It will also depend on if you do residential commercial like apartment buildings vs. retail space (warehouses, plazas, gas stations).

The property is all zoned residential and had a single family house, 2 small apartments, and 2 good sized auto shops with office space.

I do this while doing some mindless task like washing dishes (or when the kids are... being kids) and I want to keep "working" but can't use my hands or take notes.