My lawyer did a deep dive and discovered that it appears the county tax appraiser erroneously removed the husband from the title one year when updating the parcel tax record, probably incorrectly reading the divorce agreement and not actually looking up to see if a quit claim had been signed.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Listing - Highly recommend Angel Host for a deep dive here!

Fast solutions have slow problems.

The house has been on the market but traffic is slow - not sure if this is due to the current environment or something specific I should address within my listing (we've already adjusted the price). 

The strongest trend will probably remain the migration from north to south (FL, TX, NC), out of CA and IL and also a little more away from heat, water shortage, wild fire smoke and storms.Real estate markets move so slow, that short term is realitvley easy to predict based on leading indicators.

I would recommend if you're not too deep into this that you re-evaluate the title company you're using to someone who understands subject to transactions.

Like a Realtor3) Have a deep financial contingency set aside. 20-30K at least. 4) Don't be in a hurry.

This will clear your mind and slow down the process which, ironically, will speed up your progress. 

These would be the tenants that are storing their junk in publicly visible areas, consistent slow payers, or potentially even the tenants that will never be able to afford your proforma rents.