Pay the least amount of tax possible and put the most money in my pockets. not really lolIf you buy summer and sell two years later on winter , your profit is not as high as people that buy on Q4 and sell in Q1 two years later.but the best time to buy is always during winter of mini market crash, such as Q4 2009, Q4 2018, Q4 2022 and Q4 2023 (for san francisco dtown market)

So maybe 20 min is decent and I need to lower my standards? 

I think in overheated markets like Cali you are dealing with mini bubbles.

Can you create a mini-suite?

The cheapest, most efficient and versatile is a mini van with all the rear seats out.  

Then you could have one of those Ductless Mini Split systems installed in the 2nd unit.

Windows get the cheapo $5 mini blinds which I change out between vacancies.I usually paint whole unit same color like Linen or Dover white.

It works in the South, except for Austin TX now which has become mini California.....yuck!  

I figured the investment of making this a normal function kitchen was more important than going cheap like the competition on a portal stove top, and mini fridge.

My wife and I have a goal of doing a mini retirement somewhere in the next 5 years.