We build houses; rehab houses; love our neighbors; and wouldn't think of living anywhere else. 

I want to go over all the info I have and see if people have suggestions on what else might be available or what I can do to make better decisions. 

Or maybe someone else does?

@Hunter McNeill how else are you going to get liability coverage for a personal injury lawsuit from a tenant?

Versus putting all the eggs into one basket.The downside is that someone has to be comfortable with turning over control to someone else.

So my property is at the edge of a city limits  3 house to the right starts a new city and my appraiser said i can only use comps in my city limits i can’t go out of my city limits has anyone else experience this or have information on if that is correct 

What else? 

No deals go perfectly, it's easy to put that responsibility on someone else, but if you do the above, most of your problems will become much smaller. 

Have you looked to purchase property with an existing ADU so someone else has suffered the initial negative equity and you purchase with buyer financing?

Any suggestions on moving over funds and not making a huge mess of things?