As for SB9, if you have the right property and the ADU was added in the correct location (so at least 40% of the property is dividable), then you could use SB9. 

I created COGS accounts to match the line items on IRS form 8825 to keep it simple but most of my transactions so far don’t seem to align with them (things like tool purchases, furniture and light fixtures, and a wall divider capital project).4. ...

You'd most likely have funds to do something interesting in the area and maybe build on a lot you divide with the right financing.

The utilities are up to then to divide.

However, it's currently not generating any income, and my family is divided on what to do next.

I always recommend finding the information yourself but here’s what I know.The city is divided into a handful of districts and only a certain number of STR permits are issued in each district depending on various criteria.

Shaker cabinets with quartz counter tops. lot completely divided by fence.

So we have a divide in the family on that one.  

If an investment property, there non-warrantable DSCR loan options.Some details:Loans available for purchase, rate and term refinance (no cash out) and cash-out refinanceCredits score down to 620LTV are up to 75% for purchase and 70% for cash out.Rate buydown feature available.DSCR (lower of gross rent lease or Form 1007/216 rent divided by PITIA) as low as 1.0x.For experienced investors (one year of investor experience and own home), short term rentals can be structured off of 12 month short term rental history with 20% expense factor.

What did you do with all of that space/how did you divide it, if at all - multi family, short term rental, other?