Many rural areas that are already depressed are going to get hit hard, and they are going to expect Washington to do something for them.

My advise would be cheap but Nice....Many students look at properties with their parents so get something that the parents don't think is gross.....Hint HInt, Parents that look at properties with their students are usually the ones that pay the rent for them each month...on time that is!

I am sure some of the landlords are trying to figure out how they are going to make their mortgage payments.If the house is flooded and sheet rock has to be removed you can forget keeping the deposit or getting the rent.I think the appropriate response is to say something like..."

Improve something, twice a year (During the shoulder periods). 

Oh, you actually think the HOA is going to pay for something?

The grandma is over a lot and I've gone upstairs to check something out and she will be in a robe so we aren't sure how much she stays over.

I would advise against buying something you can't afford, even though you may qualify for a loan.I'm not familiar with ADU; however, I know many people who have converted their garage without permits and rent them out.

To get it in that condition would be roughly (and I've estimated high on all of it)Upgrade to hardwoods on second floor, and refinish first floor. 12KPaint interior 5KUpgrade appliances and plumbing fixtures. 5KUpgrade electrical fixtures (some have been upgraded to stylish black wrought iron look which is popular here) 2KNew HVAC first floor (second floor HVAC replaced already) 5KLandscaping 5K (this may be really high, but I figure it pads the other numbers in case something comes up)Total rehab 34KSo we've had some investors come and look at the house and offers range from 290-300K.

I live in SF currently, so could buy something owner-occupied.What are the best deals available in SF now?

When we start to disagree on something or see that we aren't on the same page we say out loud the level of importance the topic is for us from 1-10.