I've been in the business for 20 years and have a few great connections.

I would focus on being an agent and building your business.

I had no idea about how bad the valuations are for building the ADU units.

Hi Mel - operating in 90026 and 91364 - moving out of LA to areas more business friendly - so far Riverside county has been much better in that regard.

I personally use prop stream for my business needs, allows me to see everything I need to see.

Find a local bank and build a relationship...banks make money on deposit funds, your business seems to have a pretty decent deposit base.

Myself and my mom were former clients of this business and can attest to the fact that Terrance Burner and Taya Lee scammed us.Terrance basically marketed Invictus as a "hands off out of state real estate investing company".

Under the IRS rules, a person  qualifies as a real estate professional if: (1) more than one-half of the personal services the taxpayer performs in trades or businesses during the tax year are in real property trades or businesses in which the taxpayer materially participates, AND.....(2) hours spent providing personal services in real property trades or businesses in which the taxpayer materially participates total more than 750 during the tax year.Like @Greg Scott and @Russell Brazil mentioned above, I don't believe that you would qualify as a REPS, but if you are going to try it, make sure you document it very well (i.e. with some kind of proof, like time cards, mileage forms, and/or receipts, etc.) so that just in case you do get audited, you at least have something to provide to the IRS agent. 

I think its not a terrible idea at all and should be pretty good idea actually.I'd recommending reading this "House Hacking" book from the BP Bookstore as your best bet for next step and understanding this process!

I have never dealt with Section 8 in my normal course of business.