Find a contractor who can do the wood replacement and get a couple of quotes if you need chemical treatment or tenting of the property.

It might be irrelevant anyway, since your LLC is most likely going to have the same tax treatment as an S Corp anyway....Ask a CPA.

The second is the treatment of expenses while it wasn't occupied at all; you state that it was "ready to rent" but then made some repairs and maintenance - those repairs and maintenance would definitely be expenses when occupied by a tenant, but might have to be added to the basis (if the IRS doesn't agree with your interpretation of "ready to rent").

My philosophy is that repeat clients should get special treatment on the listing side.Feel free to reach out to me and I'd be happy to elaborate.

I thought I would be "kind" and let him stay until his treatment was over in 6 to 9 months.

Hi everyone, wanted to share with you a great way to tap into the equity built from your ADU.The problem today: most appraisers used by traditional lenders would give ADU square footage a second-class treatment than the main house (as some of your mentioned above) since there aren't that many comps and they're trying to be conservative.However, you can consider taking out a HELOC/doing cash-out refi through Figure.com (HELOC up to $250k, Cash-out refi up to $1M).

I will be a happy man if you negotiate this down :) Finally I have $100 per month (average) in expenses for monthly salt water treatment of the well and pumping out septic every 3 years.

However, the seller is done a disservice because they aren't receiving the same treatment as the seller with the more expensive property. 

Could you just request a scrape and replace treatment and be done with it or encapsulate and sheetrock over the encapsulant?

Thanks @Sean OToole and @Jim KellerI can see the theoretical advantage in being able to identify potential motivated sellers prior to notice of default, but I'm not sure this class is all that motivated, they have after all had special treatment for the last 5 years, I'm guessing they are pretty darn comfortable.