The best strategy to do an assumption is to have your documents in order to you can start the process right away. 

If you can move the window location from the corner into the middle of that front area, facade that would help.  

It seems it was a temporary government sponsored play to help move Department of Veteran Affairs owned foreclosures off the books when there was a glut of them.  

We have a good apartment in socal in an area close to wife’s parents and looking to have children soon so want to stay close vs moving now.

We are in the process of getting the preapproval and then we proceed.

I included utilities in the new renewal agreement while keeping the rent the same.One of the units has responded, stating that they would prefer to continue having utilities included otherwise, they may consider moving out. 

Though, this process will be the same for the other state (if you created a CA LLC you may need to register it as a foreign LLC in the state in which you are doing business/holding property).

Now for the next move/challenge:I want to start looking for my next house hack but heard from the broker I had originally used that they cannot use my ADU rental income for DSCR. 

Yea when we move back we’ll be in a luxury apart setting for the time being which the wife loves & proximity to everything however in doing so the property would be vacant until we have a tenant.

You'll find, among the mature software out there, that there are two camps:Camp 1:  The tenant pays the software bills for you you with payment processing fees, or tenant screening fees, or other fees.