Is my accountant accurate in stating I cannot deduct the expenses related to the property if it's not listed in an LLC?

No listing agents needed. 

Here is a list of what adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Another thing we do is check to see what items need to be addressed.

REI Game Changers is a beginner program that relies on cheap spray and pray list marketing.

The AP has to be open, notorious and hostile...those terms have a legal meaning and essentially it is that you as the owner have been fully deprived of your right to the property.Absent those items above, it sounds like at best they have another legal right which is a "prescriptive easement".

I think by waiting to last minute to put things together you miss items and year end tax planning becomes problematic.

Many states have laws about what an investor can and can't do when homeowners are behind on their payments and in the pre-foreclosure stage.By the time a pre-foreclosure home is listed by the real estate agent the home would like be sold at market value.

With my other listings, I use pricelabs, and on their site it says to contact them for more unique pricing.

If you are going to self manage you will need to build business systems and get a list of reliable vendors.