A service animal is a medical device, not a pet.

I'm not experienced (yet) on the real estate side of tax accounting, but from a business perspective I can safely say that a good accountant that will give the best advice is not going to be the cheapest one.

We have MANY fail safes built into the operating agreement that would help prevent what you are going through.

In my head it’s a 1031 into a nice safe property with a hefty down payment.

Depending on the lender and the product if it is non-comforming you may not need to wait that time and you may not receive a LE or CD, but still most lenders will have it as a standard practice to be safe.

I'd also remind them of things to do to keep it cooler in the unit (open windows in the evening-if it is safe to do so, and early morning to let in cooler air and let how air out) and keep curtains or blinds closed to avoid sunlight coming into the unit (ie when sun is shining on that part of the building).

I'm looking for a safe place to park cash long term with great cash return, so I'll explore ADU's more for now. 

In some states, if you are originating a loan on a residential property, it doesn't matter if it's your own money, you still have to be licensed under the SAFE Act.

It is ideal in highly desirable city limits such as Tampa or a place like Austin Tx where people need something affordable and safe but want to centrally located.

Is Mira Mesa a desirable and safe area to live/rent?