My view is HCD will likely tell PGE that they cannot require the addition of the meter, but if PGE ignores the guidance, HCD has no bite (ie will not do anything about it in any time frame that can help you).I want to recommend you get the ADU separately metered.  

The attorney we use charges $800 for uncontested and $1,500 if contested. it's not wise to look for an inexpensive attorney when its hundreds of thousands of dollars at play.

Tenants usually work on a 30 days timefram.

This could also help the investor see if those items will need replacing at a narrow or broad timeframe, thus affecting the purchase offer price.

Joshua Tree is definitely interesting selection - probably destined to be a very volatile rollercoaster market - trends toward big overheats and then big crashes after over-builds, people that can time the bottoms over a long time frame can probably succeed very well

I don't mean to be skeptical but not sure what that advice is based on except, possibly expanding the time frame in which an owner can pay off a lien that could result in a foreclosure OR paying attorney fees until the foreclosure. 

She was OK with it being a few days (I was quoted a 3 day time frame for work), but found out that didn't include weekend, and now its been a full week and they are just finishing tonight. 

Hi @Ryan Dunn - the easiest is just to ask a few brokers that are active in the area, you can also simply attend a local real estate investors meetup (a lot of them are free or very inexpensive) and let folks know you're looking to offload your inventory. 

This is really extreme for such a tight time frame... and cost us about $45,000 in capital expenditures.  

Expensive to put in, expensive to take out, looks terrible very quickly.