@Christine Aledam LLC doesn't give any extra tax benefit for now.

This will have the added benefit of networking with other agents. 

Land doesn’t depreciate, and while buildings require maintenance, they usually gain value as markets grow, demand increases, and inflation takes its toll.Real estate investors benefit from a significant tax write-off based on the concept that properties lose value over time, even as their market value skyrockets.

For illustration purposes if I were given the opportunity to finance my construction projects at 8O% LTC full recourse or 70% partial recourse I will select the higher levered recourse option because have confidence in my projects knowing the debt is sub 60% LTV and want the benefit of leverage. 

These include the actual cash flow (NOI), Your net cash coming in after expenses and allowancesDepreciation - the tax benefit that lowers your taxes. 

This is where a sale may benefit you long-term if you can find an investor to take it before the increased rate and pending rent decreases impact the value of the property further.

The appraised value seems low and I am trying to understand the best strategy to challenge this value and the cost / benefit of going through the condemnation process. 

- Is there a cost/ROI benefit of a 2 floor ADU plan vs single floor vs Loft ADU floor plan?

Not only would you benefit from having a partner's input on the deal, but you would also have an experienced individual to work alongside with as you navigate the project.It's also important to make sure you have identified your "team" ie; contractors / realtors / lenders / insurance agents / title company / etc. 

Let time do it's thing over 5-10 years, you can take advantage of the tax benefits in the meantime then 1031 exchange into lower cost, higher yielding markets to achieve those goals.Great thing abotu real estate is if you have the capital you have options and options are always good.