I can frame, do all electrical, plumbing, siding, kitchens baths, structural work.

She is selling with the assistance of her son.Her home is SFH that can convert to a multifamily with ease - fully finished basement with bed, bath, and full kitchen; egress, separate entrance, etc...The deal has too much risk for our appetite, considering the high taxes and low down payment we have. 

For the white cabinets add a crisp contrast, you don't want an entire white kitchen, look at your competition. 

She says she remodeled her kitchen a long time ago but never got a permit from the city and there is no way the city would know. besides, based on my preliminary research, remodeling a kitchen doesn't cause a reassessment anyway. 

@Justin Cobb looks pretty nice, but observations:1) Kitchen countertop color doesn't go with the rest of the kitchen or the house at all.  2) Why is there a wardrobe next to one of the fireplaces?

Full Paint walls/ceilings (2 coats) 1 $400.00 Refinish kitchen cabinets 1 $100.00 Replace all blinds 1 $180.00 Replace two light bulbs 1 $30.00 Touch up paint tub 1 $60.00 Replace shower rod 1 $30.00 Replace liv room screen/re screen sliding door 1 $120.00 Repair closet doors 1 $120.00 Bathroom sink replacement 1 $350.00 Full clean unit 1 $410.00 Notes: Subtotal $1,800.00 CA recently (this year) implemented very strict security deposit laws.  

I buy better quality furniture for couches, kitchen tables and furniture.  

Upgrades such as soundproofing or adding a kitchen to the ADU are capital improvements added to your property’s basis and depreciated over time but can be written off 100% under QIP rules for STRs.

Have owned properties as old as year 1840, and 1870, 1890; they're not built to any code, sometimes built by owners with limited skills, sometimes built before indoor plumbing ( easy way to tell the only bath is on the first floor next to the kitchen and no baths on second floor where there are bedrooms. 

Taxes are about $8,000/year, but it hasn’t been reassessed yet — so I’m concerned they could jump significantly once the sale closes.Option 2 – Avondale: Similar price range, but the building is older and needs some updating (kitchen, bath, paint, etc.).