The only extra pay for guests is the surf-rider.

Here’s what I recommend instead:Offer Value Beyond Price: Rather than just lowering your rates, focus on adding value to the guest experience.

Does adding a ADU create value in a property vs. the price of the adu build? 

It brought in 120k last year, but I think we can bring in much more as we do upgrades including adding an extra story on top and as we run it as a bed and breakfast.  

You can make more through co-living in most markets, but still likely to be better off house hacking 1 / year and then buy out of state with your extra cash.If you want to chat strategy with someone - feel free to PM me or reach out to contact info in my bio!

They had been paying those extra taxes for ~10 years since the last tax reassessment.

2) I'd like to target B class properties, but I've read about significant  apartments added in these areas.

For example, Intel headquarters, Honda, Amazon, Facebook, Google, Nationwide, and recently Anduril which is adding another 4,000 jobs here!

What are you hoping to get out of the extra time, work and costs of having the LLC?

I would consider adding loss of rents coverage.