Then these are applied to all properties in that area of the city.

It is highly specific, my recommendation is to contact the city directly with qualifying questions or have us do it for you :) In general Astoria is also a No-Go with the exception of commercially zoned properties.

The ADU would then be used as a long-term rental.Does this qualify as a “like-for-like” property exchange even though I’m technically not buying another property and does a 1031 apply?

You're definitely in a unique situation, but there are some SOPs that apply here. #1, know your guest avatar.

If it’s tied directly to the lender as part of your mortgage agreement, you’d probably need to negotiate with them or refinance with a different lender who doesn’t require that restriction.However, if the restriction is part of the property deed itself and was placed by a previous owner or another party, it can be more complicated.

The IRS is very clear about the distinction between the two scenarios.  1099 subcontractors provide their own tools, set their own schedules are not directed by the hour. 

I think I can help point you in the right direction in terms of resources to help pump life into yuour project.

I sent you a direct message in response.

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

I asked our manager about reducing the rent but he said we are asking a fair amount and we are getting lots of interest but a lot of cancellations, no shows, or people who don’t follow through with applying or don’t meet minimum credit score.