I ran my numbers and 950k$ is the value I get once the property is fixed up and the vacant space is filled.

In addition, you can add a JADU from existing space but the jurisdiction can require an owner occupancy requirement (and every jurisdiction that I am aware of does require owner occupancy but I suspect the state will change this rule within a year).There are many companies that service San Diego that specialize in ADUs. 

The overage came from spending more on flooring (bought LVP), Plumbing drain issue, added 2 parking spaces, and redid the roof.

Renting out 7 bedrooms, you'd need at LEAST 7 parking spaces.

I came from the single family space, and after a horrible eviction from my turn-key rental which cost me a $10,000 education, I'm happy to scale up where the professionals play--professional GP team and professional management and economies of scale.

Maybe I'm just getting to much into it but things like kitchen setup is terrible for flow fridge is on one wall stove is on another sink and a little bit of counter space?

@Scott Martin What were the costs to convert your space to ADU?

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Even when you do find a value add deal and you go to pull all your original cash out you're so happy but only to realize since you're in such a high priced market and low RV (rent to value) area that you'll now be negative cashflow so its a catch 22 in high priced areas.Barring you use creative strategies, operate a business like short term rental, rental by the room, halfway housing, transitional housing, B&B hotel like model, its tough to make the numbers work in high priced markets.I have helped investors in the 1-4 space coordinate the financials and how they have to display these figures to continually qualify for funds going forward.

@Eric James Slater the short answer is YES, renters will pay more for an updated space and love amenities.