What zoning code could I request a zoning variance or rezoning that would allow us to have the 2 livable units on parcel, one primary residence and one additional living unit (known currently as ADU)?

There is also the International Property Maintenance Code. 

Instead, the code is now written that I can build as many units as I choose as long as they meet building code and the total floor area to lot area ratio is 1 to 1 (the lot is just over 6000 sf). 

The inspection report did not mention many of the expensive repairs I'm facing.For one, one of the units cannot even be rented until I spend at least $10k getting the electric up to code, among other repairs, so its been sitting vacant.

There were many challenges that came about after the inspection; from outlets that were not up to code, possible water leaks above the shower head in the ceiling, water pipes from bathroom vanity was the same as kitchen sink with no shutoffs, etc.

https://www.nj.gov/dca/divisions/codes/publications/pdf_lti/...I am at 9 right now 

I have to check on codes/laws/regulation, but I know CA is on a high of making thinks convenient to build those at the moment.

Those kids aren't allowed to leave the 1604 loop during their temporary "leave".2) Downtown can be MEGA, but zip codes are WAY too big to use. 

Faced with these burdens, many owners choose to limit their renovations to cosmetic work or, worse, proceed without permits to avoid triggering the requirement.This raises a crucial question: which is safer—a fully gutted and renovated building with modern electrical and heating systems, rebuilt to 2025 code but without sprinklers, or a building where the original, outdated wiring and heating systems remain in place because owners chose to avoid triggering costly sprinkler requirements?

If they qualify as tenants, you might need to honor tenant rights or negotiate a settlement to vacate.Market Potential: A two-family home and a single-family unit could be a great income-generating property post-rehab or resolution.