What type of MEP work are you putting into the design for getting the sewer, water, power, and internet (assuming you're not extending gas) to the inside of the building? 

Jessica a whopping 2 post when people on BP attach someone like Linda its always because of some ulterior motive or a shill of just plain spite so anyone reading this should disregard Jessica's comments as not being valid etc..

They were telling tenants that the Zillow listing was not valid and that I was just an agent that they had since fired and that they were the real owners.

While concerns about vacancies are valid, a great deal will often outweigh the short-term impact of a couple of months without rent, especially considering that it usually takes time to close on a property.

Ok @Derek Stevens, now we are cookin' with gas!

It will have to be a pass through/disregarded LLC to keep the tax payer the same and the 1031 valid.

Their concern is more than valid.

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

You need to avoid certain high risk features, which include balloon payments within 5 years, excessive fees, validate that the borrower has the ability to repay the loan, make sure they are likely to repay the loan based on their credit history, excessive late fees, long loan terms, etc, etc. 

Oil and Gas offerings are what I have heard a lot of people move too.What I always caution people who buy vehicles is: Are you buying it because you need a new vehicle or are you buying for a tax deduction.