Everyone knows realtors if they are consumer, it's very unlikely a cold call is going to warrant even an answer these days with call screening.

Health and safety inspections don't seem to care much about zoning or permitting issues.

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

I sat out the boom bust since 2008 and focused on returning to full health after a spine injury.

The amount of reading and information you have to consume to sit for the exam is bonkers. 

For a few thousand dollars in rent, it is worth the call.If you don't get satisfaction there, credit card companies are regulated via The Consumer Financial Protection Bureau (CFPB).

We tried to sell in 2023, but the tenant had health issues, so we decided to let them stay.

I won’t try to tell you what to do other than if there’s certain properties that just consume way more energy you might consider 1031ing them into slightly larger properties where you could get better economies of scale for your time and expenses.

It was a small $$$ project but time consuming because that was something I DIY'd while living in the property. 

Very time consuming of course.