When the fireplace was there there were only 12" window in either side. I placed a vertical mirror (red frame) on the wall just to be able to see outside from certain angles. It was ridiculous. Maybe I don't need to worry about that anymore.

Is there a view? What are you thinking for window treatments?

Rather than a fire pit, you might consider a gas grill. Renters often like the ability to barbecue.

I think the interior looks okay, and mirrors won't add to it. Put the focus on the outside space, which most rentals lack.

Less is more. I would not do anything. Do you have more pictures? It really is hard for anyone to comment on 1 photo. This room doesn't seem that small although the sofa is much too big - it appears to be cutting the space in half.

There are a lot of very talented folks here that can help - take more pictures of the whole area and post dimensions of the space. You'll get loads of ideas

When I start buying furniture for the unit. I'll be back for help. That sofa in the picture has the back legs taken off for it to sit on the 7 inch step up into the dining area.... that's how small the living room is. The 16' x 18' yard is private but yes, I will need to add draperies for the first time in that unit.

Here is a quick photoshop of what I have planned for the yard. The other option is this poured in place furniture and the back being the pony wall to the yard with a wood on the the top or textured block. The first pic is looking more luxury tho.

I'm trying to source what at first looks like woven wood but I think may be cement blocks?

No mirrors! Especially no mirrors outside. If sunlight hits it, it could reflect and cause a fire.

I have seen photos of Greek villas with incredible poured in place furniture, and considered doing that at our island place. They are sturdy and termite proof. Your tenants cannot take them when they move out.

But there are considerable disadvantages. You lose design flexibility. You will need custom cushions and covers, which your tenants may not (won't) take care of.

Inside I would look at contemporary recliners, maybe leather, to maintain the open feel. Outside look for something stylish and low maintenance, not teak.

We have bought a couple sets of these for different properties. Quite comfortable.

https://www.article.com/pla/11999/dot-surf-blue-dining-chair?page=%7B%22Vl9Oiz58tpSEBL4z8B6EF%22%3A1%7D

Your floor is beautiful, and it looks like a wonderful outdoor space!

It is hard to tell with one pic where a mirror or mirrors might work best, and what type of mirror(s). I am a mirror fan - coming from a Feng Shui perspective; but many people are not mirror fans. ( Just read the pervasive anti-mirror sentiment to be found in discussions here on these forums! :) So i would say since this is for tenants, maybe just put some type of shelf console under tv, to anchor it. Could possibly be some type of metal shelf, which could also possibly have some subtle reflective quality.

My plan was to go buy a couple sets for off shelf settee outdoor cushions or multiple standard size chair cushions and design the poured in place furniture to fit them. Eliminating the need for custom. Love the chairs! Thanks.

I think the poured in place furniture might make the yard look larger by pushing the furniture up to the fence or actually incorporating the back into it. If that is done then a 4 person table would fit in yard too. Maybe its the built-in fire table that is less flexible, I could do a moveable table.

I put a quick connect gas line right outside the back door next to the kitchen for the BBQ to answer an early suggestion.

That's a good question. A Frame TV, that looks like a painting most of the time... do I really want to put something underneath that tips off it's a TV or just mix it in with artwork? I haven't purchased the wood frame for it yet.

Your current furniture is way too big for the space. That is what is making it feel small, and mirrors won't cure that. Do you have to use this furniture? Can you show pics of the entire space?

I'd get an L shaped sectional, minimal, no overstuffed pillows or overstuffed arms, one that sits lower to the ground, perhaps MCM. No chair. Smaller coffee table with see through top and legs so it visually disappears.

I would not limit yourself with poured concrete outdoor furniture.

Lots of text up top to read through I know. This is my rental that I am living in temporarily. My furniture is crazy big for the space. I supply the outdoor furniture and it sure would be nice to hose stuff down and replace inexpensive cushions every season. I removed a fireplace in order to put in folding doors and thought it would be nice to have a fire feature outside.

Even in a mid-term furnished rental I'd have no mysteries in appliances. Don't assume everyone is familiar with what you are familiar with, especially if you plan to be open to renting to foreigners. Very frustrating to not be able to figure out how to turn on TV. or how a recliner works, outdoor fire goes on (and off!)

I think your fireplace/bbq options should be ones you provide after you interview the tenants. not ones embedded into your design. (Personally I would never bbq in a rental, or use the fireplace.)

If I had poured concrete furniture I would not only want optimal seat cushions, I would create a way to be able to secure cushions to the back, rather than put loose pillows on the bench. In your design it appears it would be a simple thing to drive several very long pegs/hooks into the beds so it is possible to loop and secure one long back cushion or several individual ones so they lay flat against the concrete as back cushions, I would make sure the bottom of the back cushion doesn't reach the bench itself, but leaves room to put a bench cushion under it, on the bench but shoved back far enough that touches the concrete back, and has slipped under the back cushion

Basically these kinds of suspended cushions, but with longer loops/eyes/hooks to secure to something you've created to hold the loop.

PS: You're putting a hand rail down the open side of the staircase, yes?

What is the niche between the glass doors going to be?

I think you would need to make the tv a part of a gallery wall. And that can be a bit tricky - because this is a rental, and:

1 ) Some people find it distracting to watch a tv that is surrounded by art.

2 ) Art is a very personal thing.

And with the location of the tv on the wall, it would not be a place where you would expect to see a lone piece of art. So i think i might just embrace it as being a tv; and at times it’s a tv over a floating console, and at times it appears to be art over a floating console.

Just my take on it. :)

In the planter behind the seating I would remove cacti (sorry!) and anything droopy leaved that's intruding on head space. I think I'd grow rosemary and citronella, other bug repellent, drought resistant stalky plants. Lavender?

I agree completely with mytwo cents regarding the appliance issue and the outdoor firepit/barbeque. I would be very leery of having any kind of fire-producing device in a SoCal rental. There are so many things that could go wrong and tenants would likely not be as careful as you are. Tenants from another part of the country would also not be familiar with SoCal weather, such as the sudden appearance of Santa Ana winds, which could cause firepit embers to escape into nearby shrubbery. If it were my rental, I would be worried all the time.

If those cushions were slidey... I think an anchor would be a good idea. Any new fire features would be natural gas, outdoors. I put the TV that far over so it could be cantilevered out to be viewed outside. It is going to be a tough one to balance the wall decor with the TV placement so maybe a console is the answer.

The niche next to the door used to be a full sized closet that projected into the room. It was accidently removed when the fireplace was demolished. The room looked so big I left the niche and will put a floating drawer for keys and phone charging with coat hooks up on the wall.

I was doing vacation rentals for quite a while and places with fireplaces and BBQ's can demand more money. I'd say 50%+ or renters BBQ'd at least once. Here's an article about my rentals if you're interested. The British loved my place! haha.

https://www.telegraph.co.uk/travel/destinations/north-america/united-states/california/los-angeles/articles/Los-Angeles-apartment-rental-holiday-living-like-a-local-in-LA/

So, do I have to have a rug? Would it make the room look smaller? I'd love to do without one.

I was thinking the niche might be an intereesting place for a very tall vertical mirror, dramaticaly so, or mirror tiles if they are tasteful

SoCal presents special outdoor concerns about fires. I just think you need to be able to ascertain before you rent to individuals if they understand what's safe to burn and what isn't and when it is safe to have flames outdoors and when it isn't. It's not just the preservation of your rental, but the neighborhood.

Your floors are lovely but it does rain in So Cal and I would protect the floors. I'd be tempted to find an indoor outdoor rug I liked and then buy 2 -- one for indoors, the other for outdoors, maybe in 2 different colors, maybe the same -- maybe not at all. Depends on whether the spaces are similar in size

Read the article. I grew up in LA, through high school. Would never occur to me to take a vacation there!

The niche would be interesting to have ceiling to floor mirror I thought too. Not sure it is square enough though. I did my best for level 5 plaster walls... at a certain point you have to stop.