One of the major issues I see is this.

What are you hoping to get out of the extra time, work and costs of having the LLC?

At the very least, I would request a refund of the original application fee as the City made a mistake causing you to have to submit again.  

Yes true, but i dont want to invest into more houses for many reasons, in the state of NJ/NY and many more states tenants can get away with years of not paying rent, also they trash the house not all tenants  but some do. 

I think investing out of state in a D area is a bad idea.

The parking for the ADU will run along the side of the primary w plenty of space for back to back cars.

In order to defer all of the tax, you must purchase at least as much as your net sale and use all of the proceeds. if you purchase less than what your net sale you would have to pay tax on the difference, and you would shelter whats left of the gain. 2.

Summary;  95% of all pre forclosure owners refuse to even talk about selling inspite of the empending auction. 

I have 1 partner who provides up to 75% of the down payment, however, my goal has always been to live below my means, save money, and invest the saved money as a downpayment. 

Let's of NYC investors look at other cities in NY, Rochester, Buffalo, etc... they can drive to them to see them, and they know the state well enough to feel comfortable.Most of the rust belt cities in NY offer cash flow as well.