Rent out the ADU as a STR (7 day stays or less).

I would love to meet you when you come out some time.

The inspector wanted me to add 2 screws to anchor the condenser and he did check for leaks at the gas connection (the gas connection that was flagged was decades old and I questioned if was before a permit was required but city stated it was up to me to prove that it was there prior to permit requirement).

Don’t just throw out a random $50K estimate.

.: The hate for wholesalers on BiggerPockets is insane when there are still genuine, good wholesalers out there who aren’t selling a dream.There are good wholesalers out there, but unfortunately, there are also a lot who have no idea what they're doing and some that are just scammers. 

Tenant does not want a rent raise so opts to move out. 

Check out Every Landlord's Legal Guide by NOLO.

I believe he just sends his guys in and tells them fix whatever needs fixing and take as much time as you need with no checks or balances. 

Maybe lease a mid term rental and rent out your unit, then look to buy another place.

Afterwards I found out that there is an ongoing lawsuit against PreREO in Washington State.