We pulled every trick in the book, and the odor remains.Another issue is that when tenants violate one rule, they tend to violate more.

There is one other explanation, being over extended.

I think one important note that I omitted from my original post was some background info.

Are you looking to do more heavy rehab projects like this one? 

No problem, you'll really want to know since I ran into a couple of big ones.   

My view is the rules should be consistently enforced.adu-fact-sheet.pdfProperty Type / Eligible Properties • One ADU is allowed on 1-, 2- and 3-unit properties. • An ADU on a 1-, 2- or 3-unit property must comply with the zoning and land-use requirements in the jurisdiction in which it is located.

Not only would it decrease your monthly mortgage but you'd be able to get into it with a very little down payment since you'd be living in one side of it. 

Just have one LLC for all your properties for the most simple/easiest way to buy investments (not an attorney and not legal advice). 

Hello everyone, I now live in Manhattan and own one rental property here.

I did out live the one I exchanged and one reason why I did an exchange.