There are risks as you are tying up your primary residence in the project.

Finish the project, take great pictures and go live quickly. 

I am on the same journey and as I have been battling over whether partnership or hard money makes sense for my own projects.

I reviewed the SB9 legislation, and it states that properties occupied by a tenant in the last 3 years are excluded from SB9 but only if the project includes demolition or altering more than 25% of the exterior structural wall.

Quote from @Paul Dashevsky: Just finished my SB9 and ADU project in Los Angeles (San Fernando Valley).

Existing deals will instead be saved by NOI growth driven by rent growth--if you have the staying power to hold on long enough.Supply:  High deliveries remain today mostly because of "hang over" from projects that are taking longer to complete than developers (and industry analysts) expected. 

since as part of the project you are going to need an architect and civil engineer, I recommend starting with them and ask them who they have worked with for zoning.

One of the most common mistakes beginners make is jumping into large rehab projects without having a solid team or boots on the ground. 

Being able to visit properties, oversee rehab projects, and manage your team is crucial for successful investment.Ultimately, there's much to consider beyond the initial purchase and rehab.

Most projections I’ve seen are calling for rates to stay right around where they are this year, or if anything possibly going up a little.