That said, I think the reason many building departments are so stringent with investors is the illusion that most are looking to cut corners for the sake of profit.

They keep pointing me to their rules at: https://www.pge.com/tariffs/assets/pdf/tariffbook/ELEC_RULES...PGE rulebook doesn't mention anything about ADUs.CALegislation: Section 65852.2 https://leginfo.legislature.ca.gov/faces/billCompareClient.x..."

At present, most MLS services have removed the BAC section and now it is presumed (but not required) that seller's offer buyer's broker commission (typically 2-2.5%).          

My vision is to invest in coliving and section 8 housing.

Tenants pay utilities unless its a program like Section 8.

I currently have a handful of single family Section 8 rental properties.Ultimately I'm looking to understand the best way or multiple ways of coming up with the down payment for something that’s priced in the 2M-3M range.

I'm considering Section 8 tenants but would really appreciate advice, as I'm not very experienced in this area.

I suggest selling and avoiding the capital gain tax under section 121 so your friend can start fresh.

I have a wooden retention wall as attached which is about 30 year old I think from the time when this building was constructed, I have made slope down on right hand side corner last year for landscapers, tenants to go into ditch to cut the grass rather than leave it become mini forest with poison ivy plants as well there.

Even if you use the installment method to defer some of the gain, the exclusion of gain under Section 121 remains available.As for your seller financing question, zero percent seller financing is fine.