In your situation you have a few options including converting an existing IRA into a self-directed IRA, or SDIRA.

Generally, material in good condition will not release asbestos fibers and disturbing it may create a health hazard where none existed before.

I would take advantage of the opportunity today as it may not exist in the future.

Do commercial lenders look at the existing notes on properties and allow a refinance in the new owner's (LLC's) name?

A lot of those companies will find something to remediate when nothing real exists. 

@David Frandsen hi, I am converting a existing garage to a 2 bed ADU in Vista

- what kind of existing slope/grade?

It is a 6-plex but with the existing building size, I could easily add 2 units, but cutting the size of the larger units. 

Not knowing if there are tenants or if it is empty, the condition, if there are any code violations existing, if you are assuming a company name that holds the property and if so, the standing of that entity as well as contingent liabilities, what kind of municipal requirements there could be like registration as a landlord in that jurisdiction, or of any other details, I really can't tell you what you need to do first.

Since these building's already exist they are all an existing 'non-conforming' use, the four plex may just not be able to continue in it's non-conforming utilization as is.