Don't discount your property and don't make the newbie mistake of renting to friends and family.

If you move for a valid reason like new job, you can pro-rate your gains exclusion.

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

Not discounting face to face meetings, but at this time I am just not able to be consistent.

I will submeter the electric and water (no gas) to the ADU.Or do I see if I could get a discount on the impact fees(prob fat chance) and get permitted in 2019?

You don't have to sign the agreement, though some state laws require an exclusive contract.

Offering discounts for weekday or longer stays could also help improve occupancy.

Transferring a property title later could be deemed a taxable gift if it exceeds the annual exclusion ($17,000 for 2024).

These marketers would have the novice investor believe that the narrow focused “education” they provide combined with the “holy grail” formula (wholesaling, subject to, flipping, lease option, discounted note purchase, etc.) is most, if not all, anyone needs to become “independent” and successful, usually by month 12.

If they are good, they don't have a problem finding work so doing your project at a deep discount makes no sense for them.