I could recover the rent so I applied but they are unreachable to complete their portion.

If the LLC and the property are in separate states, one issue is if you had to go to court, the court wouldn't recognize your LLC's filing since it doesn't exist in that state.Also, remember that CA charges some huge franchise fee, some $700 or $800 annually, which is applied per LLC you form. 

Questions about if he has been at showings applied anywhere this week etc.

ADU applies to SFR. 2,3,4 unit would be adding additional unit, so lender will see this as commercial.

Do not look at the current owner tax bill as they might have exemptions that you'll not have - learn how to find the tax rate applied and calculate it based on the likely purchase price, as that will be close to what you'll be paying.

When you want to due something different, e.g. put a 8' privacy fence when in NJ I think generally 6' is allowed (again I'd have to check each municipality), thats when you apply for a variance.For new construction, you need to apply for the building permit, and it might include variances among other things. 

HI,My name is Ben, and I have a small portfolio of 12 (8 SFH+4plex) units I purchased in the last 2-3 years.I plan to buy multifamily 8-16 units by the end of the year; my budget is up to $1.2M.I never apply for a commercial loan, and I have no idea where to start.

that the main concerns would be structurally- assuring this is indeed a fully functioning third unit  that complies with any local zoning that would possibly apply. 

If you give out 50% to someone that just puts up the DP, I'll meet you tomorrow morning with cash in hand.Take all the jobs/roles any of the partners must do, and apply a percentage to each based on the relationship/value to eachother. 

  #11 is optional and only applies if you're married: What does my spouse think of all this and how much are we on the same page with this venture?