Every resident should feel welcomed into a clean, presentable, and not just some house.

If we bought a new primary with cash at say $1 mil we could still have money to put into index funds or something.I realize it's leaving money on the table by not leveraging all of the sale into more rentals but being in California it's pretty tough to pencil out rental returns to have good cash flow.

Its hard to find cash flow in most of the suburbs due to the taxes being higher. 

Make sure you are cash-flowing after taking into account all the expenses and saving for future repairs. 

I’ve looked into OOS markets and can’t seem to find those golden deals others talk about that are priced under $200K for a 4 unit and cash flowing $700/unit.

I have a commercial cleaning business, so I can easily assign a cleaner so not worried about clean between visits.

Until it's cleaned up, you've got ZERO except a good chance of catching a bullet.  

If you're looking for a long-term investment that will provide consistent cash flow and appreciation, I would go all in on Miami.

I can say that from the description of your home, adding that second bath probably won't add a lot of appreciation value to the home so additional cash flow would be where the value would be. 

My plan is to keep this property since I don't have any of my money in the property and it cash flows.