I've initiated the eviction process (3-day leave the premises notice), and I'm not worried about eventually reaching success there.

Another angle is a short term bridge or rehab loan from a local bank (not hard money) that converts to a permanent loan after repairs. 

Here are the specifics: Primary Residence (OC): Purchased for $850,000Current mortgage: ~$6,400/moEstimated rent for full house: $3,600–$3,900/moI also have one roommate (a friend) renting a room, helping offset some of the payment ~$1,100/moWe planned to convert the garage into an ADU, but we don’t currently have the funds and the project feels overwhelming with everything else going on.  

That’s the scenario I’m trying to avoid.I’m finding that the hardest calls are the ones where the deal pencils if the signals eventually converge, but you’re still in that fuzzy middle zone.

A LTR in order to cover the bills then convert once the construction is over.

They eventually sent one out who visited the property, told the tenant that she would have to buy a bunch of parts, then charged my tenant $50 for visiting, but never submitted an estimate.

Eventually you may want property management. 

Just because mortgage rates have dropped significantly and values ill eventually peak in 18-36 months in this market.You can fix & flip and then 1031 echange if not your taking that Captial gain hit. 

Underwriting for ST/LT rental income is the best advice I can give for potential investment, giving you the option to convert to LTR if you choose to do so later.

Hard money loans (HML)s can make sense to scale and if doing BRRRR to rehab the property and looking to convert it to long term financing such as a DSCR loan when rehab is complete.