@jim @Jim Adrian I agree, run the numbers is critical.

Right now getting my Real Estate business up an running is critical to my future financial security and independence.  

So now you've gone thru the "cosmetics" Kitchen remodel/bath remodel/opening up the floor (and don't forget the cost of the "supporting beams") , new flooring, paint, smooth ceilings; don't neglect the structural aspect and exterior - electrical upgrade?

But it's rare for people to succeed without both aspects working together. 

You certainly are tenacious, a trait that seems critical to success in REI.

Have someone qualified look over the numbers with you if you are at all in doubt.The reason I suggested looking at your situation in that manner was to take the emotional and inertial aspects out of the equation and narrow in on the pros/cons of keeping/selling your personal residence.  

I don’t believe they’re a TK company; however they have helped to manage every aspect of my acquisition, repair, and management.

It's critical to know your market and numbers to pull this off.When I hear people say there's no deal in the Bay Area, I just giggle.

Invest:  I am a big believer of value investing-- specifically, I subscribe to the idea that protecting your principal investment is critical.  

This is a topic that gets tossed around a lot in the investing world, but I personally have never actually seen/read a real in-depth discussion on this aspect of real estate investing: Should you (and why should you) bring in a qualified, professional interior designer onto your investing team or project for a flip or flip and hold?