The investor pool here is non-existent cause it's arguably the worst RTP(no pun intended) of any relatively big or known area. 

In addition buying an existing ADU has the following advantages over building one 1) typically pay less for the ADU than the cost of doing a hands off ADU addition 2) get RE purchase financing which is superior to financing that is specific to the ADU addition.  3) there is no delay between financial outlay and income when purchasing an existing ADU.  

Exact color varies based on flooring we have chosen or if we are keeping existing flooring and color of kitchen cabinets.

Legislative advocacy is the reason industry associations exist and your association's effectiveness and reach is the main benchmark on which to evaluate them.

@Ty CouttsWhat do you suggest how one may deal with the Due on Sale Clause on an existing mortgage?

If the intent is to self manage and believe partnering where resources can be shared, that's a different story and have seen it done in ways that added efficiencies that wouldn't exist without pooling portfolios.

In total we will have 1 LLC and two separate trusts.All that said, I guess my questions are as follows:-We need to set up an operating bank account for renovation work for our new property, should we set this up through the trust, through our existing LLC or just pay using our personal accounts?

Are you planning on doing new construction or renovating an existing duplex?

After moving in they began to complain of a cat urine smell (which does not exist) and demanding that I replace the carpeting.  

@Jeremy Altdorfer -- that doesn't exist right now.