I'd suggest the OP widen the aperture.

If it isn't worth the $300 / hr to you than you probably don't need an llc and just get good insurance as suggested above.

In addition to what has been said, a Solo401k is super powerful.

AND you cannot separately sell or refinance that ADU in the future.That said, I ran across this company that seems to specialize in this type of addition: maybe they could help? 

Im not 100% sure what you are suggesting.

If you cannot get your personal finances in order then I would not suggest building. 

(then you also don't need to worry about the time crunch of a 1031I would suggest just selling and sitting on the money until a truly attractive offer comes your way.

I also did the same this year and I have been learning about key metrics, different investing avenues, and educating myself on what type of returns I am looking for.In addition to investing in single family homes or a duplex or triplex and renting those out, there is a movement towards passive investing that I am seeing.

As a side note, feel free to throw suggestions and let me know its a dumb move to buy property as primary residence and pay 7.5% mortgages, sit out. :) I wont mind at all.

We're currently saving up enough for a 20% down for a conventional loan to bypass having to pay for PMI and MIP, as these 2 additional monthly expenses are a "make it or break it", in finding a cash flowing property in California.I would love to know what your story was like when you first started your real estate investing journey!