Tax free income for your primary home so maybe talk to your CPA about how flipping will impact your taxes vs living in it then selling later.

The cost of ADU as I research more is really high due to huge fees like impact fees ranging from $25K to $50K (not known until City verifies all details) plus various other fees like Sewer approval, and various inspection, on top of actual construction cost.

I'm curious to hear what other people say.The guy could have just taken white out to lease and copied it to get what he wants without impacting your original lease with him.This is not much different than asking you to create a lease without his wife on it even though she will still be living there.

It will tell you which places are going to get infrastructure money - and you can deduce how it will impact the property values in those places.

Not looking for impact as this is buy and hold.

If they’re not it’s not huge deal in my opinion, but it will impact your numbers and you’d need to decide how to handle it.

Worth noting- you said you rentals make about $70k but you're not paying yourself from them putting it back into them, ect Whether you take money out doesn't impact your taxable income- you're taxed on how much the net profit/loss of the rentals geneates- whether you take that profit or leave it in the bank. 

Temporarily stopping retirement contributions gets you to owning property faster and won't have a huge impact on your total portfolio at 59.5. 

LLC vs Personal names generally has no impact on expensesHOWEVER if you're looking to do a live in fix flip I'd typically recommend keeping it in your namesIf you own and occupy it 24 months then all of your profits up to $500k will be tax free.

The goal is to avoid surprises, understand what challenges may be present, and what impact the results of inspections may have on our operations of the park.