This is a quick answer but I hope it helps.  

Praise the good attributes of the home but respectfully express your concern for the current condition and ask if there is some help you can offer.

So much value in what you’re doing now, keep working hard, reading and learning and reading these forums (it’s totally okay to not take someone’s opinion and use what would be helpful to you, there’s a lot of opinions on here lol!).

Right now I have 2 tenants: a law student, and a travel nurse.I have been trying to fill my last vacancy, and needing to streamline my process when the eventual turnover occurs so I can fill vacancies much faster than what I do today.It helps that you live there.

My view is HCD will likely tell PGE that they cannot require the addition of the meter, but if PGE ignores the guidance, HCD has no bite (ie will not do anything about it in any time frame that can help you).I want to recommend you get the ADU separately metered.  

Hi @Jesse ThompsonI'm going to help out a bit to give you some links where there has been quite a bit of discussion on this topic already. 

also open to attorney recs who could help us with this 

It certainly could improve your cash flow but it won't help with finding prospects, screening tenants, maintenance, deposit dispositions, etc. 

I've found several helpful websites that highlight pro's and con's of the countless platforms available but value peer feedback as well. 

Any help and guidance would be appreciated.