Rhino carries a HUGE risk on the assumption the tenant will keep making monthly payments w/o any security for the landlord if they do not.   

Subject to is NOT a loan assumption; it is purchasing a property without paying off OR assuming the mortgage.  

Will they allow a loan assumption as the new deed owner?

It is easy to assume, but assumptions are only guesses and often clouded by our view of people.As you are out of state and this is clearly causing you stress, I would suggest talking to a few local property managers to see if they can take over management of the property.Vacancies do cost, though the price someone else quoted is higher than I've ever experienced outside of an eviction where lots of stuff was left behind and the place was not taken care of (both of those were probably $6K once I factored in lost rent).

But why remove it from ADU’s and not JADU’s, It’s my assumption that when writing the law they assumed that JADU fell under ADU’s, but when Regional Planning reads it they are different.

. ~200k Factored in. 36k-90k for car chargers. 150-250k~ energy sold to tenantsIf my assumptions are correct, I should be able flip property in 5 years or refi and do it again in 5 years @ 50/50% at 13.5m equity. rinse repeat.

And what appreciation assumption do you use in calculating your return going forward?

Lets see what happens :) I hope you're right, but I'm going to make the assumption that won't happen so I'm not disappointed.

Since I don't know much about you and since you have not utilized your profile that might've given me some insight to you, your goals, and experience, I am going to have to make some assumptions.1.  

I have seen some very savvy models, and also have worked for multibillion dollar real estate firms who have really cool looking models, but the key is the data that goes into them and the assumptions made.