As professional PMs, these scenarios are less anxiety inducing to us because, unfortunately, we deal with professional tenants more than your average landlord.

The markets you mentioned in your initial post in this thread are great markets, but they're all heavy on appreciation and light on cash flow.

However, even though every house, market, and buyer may be different, these few design elements work literally anywhere.If you have double sinks, use double mirrors and a vanity light above each mirror!

Plenty of people invest remotely, and as long as you have modest expectations (not chasing the highest possible yield), and are using light leverage, and don't get suckered into buying in a part of town that you wouldn't feel comfortable visiting in broad daylight, plenty of people do this and do... fine.

There is a light at the end of the tunnel, be strong... and then maybe call your local councilperson to tell them about the horrible situation you're in.

I've been doing some light reading, and it sounds like refinancing that property and using the proceeds to reinvest elsewhere might be a better option. 

Also a lot of changing light bulbs.  

That way you and the owner are in agreement and you have been green-lighted to go ahead and run your business. 

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

Anyone in my area that may be able to shed some light I would greatly appreciate it.