Tenants must receive; signed Certificate of Rental Suitability no more than 60 days before move-in, Partners in Good Housing Pamphlet, Lead Free/Safe Cert (if built before 1978), smoking policy for multi-unit properties, Bed Bug notice as you describe above.For Pennsylvania: It's also best practice for property owners to include a lease provision that waives the Notice to Quit requirement of the PA Landlord Tenant Act.

That's a big move from Ohio to LA. 

So that's the dilemma.My question is... should we move forward with the 203k (and Refi) or should we continue to wait and complete the ADU via a different route? 

You can ask and see what happens.Otherwise you need to come up with the 50k or whatever is required to move forward.Maybe you could see if your lender would bundle the 2 places together in a package?

Unicorn hunting is not a career move. 

Yes - mortgage rates are greatly influenced by treasury yields and have been moving in conjunction with the terrible bond market of the last couple of months.  100% true. 

BC has a transfer tax and is very tenant friendly with caps on rent increases (during rent renewals, not when new tenants move in). 

@Christina Rogers  smart move a real estate sales career you can do all your life.. most wholesalers shelf life is lucky to be 6 months... there simply is not enough inventory for everyone who takes these courses or thinks they want to be a wholesaler to go around.. your all competing against each other..

We already have a primary residence in the area with a mortgage, since we had moved to his part of the country because he was ill in 2021 when mortgage rates were 3%.

So you can move forward with all cash.