The house has a great location, just 4 minutes from the upcoming new Universal park.I'm looking for advice on the steps to take to properly rent out the shed.

Cash flow is negative, but virtually all MLS purchases in non-desert heat southern CA are cash flow negative and this has less negative cash flow than virtually all non-desert heat MLS southern CA properties. 

I primarily wholesale land virtually and have successfully closed nine deals since August 2023. 

And if that's really the case, I would be licensed in 2 states, thought about looking into virtual real estate agent?

Virtual Assistant would be less affordable but you would have a higher margin and JV partners would be possibly in many cases be less reliable but would be possibly be easier to collab with more holistically. 

TIA You may like something like Northern Ky/University of Cincinnati.

It's close to UMASS university (~30,000 students), and investing close to a university is a good option?

I went to Oklahoma City University and definitely regret not starting my real estate journey there.

Columbus has been experiencing growth due to its strong job market and universities.

ADUs can take over a year to complete and virtually always take over 6 months to complete.