The material cost was only $300 but I can't comment on installation cost because it would depend on the layout and accessibility.

Once you understand his WHY it is going to be much easier to lay out a solution that will work for him and protects you for the half year you have left. 

But the concept of buying pieces of garbage that are large and in good locations and renovating kitchens/bathrooms, as well as interior layout to maximize bedroom count has worked for me and I think can for others.

Treat them how i used to treat my joes; firmly lay out my expectations for them, and i never have a problem!

It is a popular spot for tourists because of the pool layout.

what do you guys think of rich dads financial statement ? this one --> https://www.richdad.com/MediaL...
I was thinking of hiring a bookkeeper for $5-10 month to do all this for me and I can just send them my emai...

My realtor's opinion was that if we want to sell it now, it would be better to let the buyer decide whether to legalize, keep it illegal, or return it to single family layout.

Have an engineer for a few hundred drop possibly some initial site layouts to see what is possible for development.

Nearly every State's contract has a section for special instructions to lay out terms, add extra documentation etc.

Think about it, a $260k unit in CA leaves the lights on all day; a $52k unit of the exact same size and layout leaves the lights on all day; you telling me that the electricity bill is going to be 5x higher for the unit in CA?