There’s effectively no trail that shows this is my money except for the underlying ownership of the LLC bank account.

Do you want to PM the address? 

So i'm forced to hire a lawyer to show up in court to address the issue. 

Are there any deferred maintenance items that need to be addressed (i.e. air conditioning, hot water heater, etc.)?

The other factors above will also effect your resale value. 

Something simple to that effect that is honest and transparent.

This may mean in effect the 30 days notice to primary may automatically apply to granny flat. 2) I believe there is never an abandonment if they are not arrears of the rent.  

@Jimmy Ready The Pro membership of rentometer has a more detail summary of the comps by property type and addresses included. 

An appraisal has an effective date, usually the date of inspection, and it is valid for that effective date only.

A good Realtor should know your particular market inside and out, help you analyze the cost effectiveness of buying certain properties and assist you in offer negotiations while guiding you through the entire REI process.