I prefer not to have multi metered main panel, for a variety of reasons (with the cost being the bigget factor), I should not be forced to have one for the attached ADU I am planning.Would like to know if I have any recourse to this separate meter-panel requirement from PGE.Thanks,An@Ani Chat from my reading this exception to separate meters it is only for attached units that are either entirely within an existing building footprint or don’t extend beyond the dimensions listed in the state legislation.  

I'm hoping to find out if STRs are allowed in Avondale, what the minimum number of nights a guest must stay (I've heard 7 nights but haven't been able to confirm that), and whether the owner has to reside on the property during the rental period. 

Here's a detailed guide on how to screen applicants: Application Screening GuideIt's better to take a reduced rent rate than to sit empty for a long period of time.

Instead, go with something like “I’m in the neighborhood handing out” as you extend your arm to give whatever it is to them.

The IRS requires that the entity that completed the 1031 exchange (in this case, the LLC) remains the owner to avoid triggering capital gains taxes.One approach might be to hold the property in the LLC for a period (generally recommended at least a year) to demonstrate intent to hold it as an investment.

We love their home and could travel while having income from either the main property or ADU meaning we could move into the ADU while away for extended time.

@Kent KettellThe advantage of leverage is that it lets you extend your purchasing power.  

Three things stand out from the graph below:New home construction is wildly cyclicalNew home construction really hasn’t grown in 6 decades, butOur population has risen by 150 million over the same time period!

However, this generic statement is useless for many reasons:- your two years are never identical- even if you expect them to be identical, we don't know the future, and things can change- you likely have a number of special factors that change your tax outcome, some of which I mentioned above and others mentioned in earlier comments on this threadWe are also assuming that you're selling outright for cash and not reinvesting, although you have other options such as installment sales (aka owner financing), reinvesting into REITs/DSTs, opportunity zone funds and more, as mentioned in other comments.Finally, nobody brought up what I consider the single most important factor in your decision process: you sell when you have a good offer, period.

For a group like this, even with experienced investors, you have to prove that you have that experience which can take some time, and on top of that they tend to need a certain experience threshold within a certain period of time (usually 3-5 years).