If so, I’d recommend investing in your own backyard as opposed to going out of state.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Here's my plan that I have done extensive research on and have already been talking with an expeditor (I recommend using one if your doing one of these ADU/JADU projects right now since the city is backed up and honestly confused).  1.

At that point, he won’t receive any further compensation, and I’ll seriously consider replacing him.By the way, do you have any recommendations for good eviction lawyers?"

You reference taking out a HELOC and those are generally provided when the property is in your personal name, which I don't recommend for investment properties.Overall, it sounds as if you're tired of dealing with "long distance" ownership.

I recommend that you look at Notice of Defaults, Vacants, Tax Liens or Probate. 

I would not recommend this one.

If you're looking to BRRRR/flip, I do recommend looking into hard money loans.

I highly recommend them.  

So, with a mix of retail and residential, I'd recommend something in the middle is a good starting point.