But, in the US when a bankruptcy is filed, the court appoints a trustee to go over your finances and your actions leading into it, in detail.

I can see this becoming a major problem in the future so I wanted to have a plan of action.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

For years law enforcement has had there hands tied, they have been denied ability to make enforcement actions.

That could involve mediation or court, OR possibly if nobody takes an action you may simply be awarded the EMD back after a certain time period.

With an extra vacancy or a maintenance issue or an extra turnover, this is definitely a negative cash flow producing investment.So when you say the rent growth and value growth have exceeded your expectations, I would love to have you respond as to how that is possibly the case. 

Books + podcast + real estate investor meetups = taking action.

For the NOLA duplex I have not yet fired her, I’m worried about the unknown but her lack of communication is forcing me into that action.

,We discovered over the course of this discussion that more smaller extra payments produces less benefit than fewer, larger "chunks". 

Actually no valuation action or any such..... ....