The only inssue is that i have not found many people in the area that have done it and would like to ask if any one here has done ADU's in Orange County or Long Beach and has it been worth it for you . 

Welcome @Zoe Brennan - something that may be worth looking into at some point is joining a brokerage/team that only focuses on helping buyers and sellers with investment properties.

It may not be worth using an LLC on your first one.As for the calculations, just put the numbers in a spreadsheet and figure out which option costs you more.

I currently have a house I am renovating that should be worth around 210k-240k and rent for $1,800 - $2,000 in May.

I think the SMS automatons alone for GHL are worth the price of admission.

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to. 

It's worth doing the call with them because that's free.

It may be worth having an experienced professional helping you and you could always try to get the seller to pay your agent’s fees.

Thanks.It’s definitely worth a conversation with your neighbor, but as others have pointed out, they might see it as you benefiting more than them.

First Solar has been developing most of the projects there, about 500MW, worth over $500M, so far with more coming on line soon.