Work with your current PM to make it a smooth and amicable transition. 

And I don’t know if this will easily change in the future, because once a precedent has set it’s hard to transition the ADU value from current $20-50k to $200-400k, which is where it needs to be.I’ve been fortunate as I’ve done these projects on duplexes.

How do they make the transition from one PM to another seamless if and when a transition occurs? 

I've been saving for a while and would be able to afford a fairly new Ford Transit or Sprinter, although I would be spending a good portion of my life savings on this van.

We are wanting to transition these two properties into an LLC and are unsure about some of the specifics involved in doing so.  

@Josh Adams I also believe that multifamily is the way to go, for scale, and made the transition myself in 2018.

I'm also interested in 1 to 4 unit multi-families, possibly living in one of the units during the transition.

Transitioning/gentrifying.  

City of SD has actually gone well above State ADU guidance...any existing '2-unit' zoned property can get up to 7 total units....2 units per your zone allowance1 attached ADU 2 detached ADUs1 'bonus' ADU with the inclusion of 1 'affordable' ADUThe City code also clarifies that you do not have to build your remaining density before constructing the ADUs...and if your are in a Transit Priority area you can propose as many bonus/affordable ADUs pairs as you want.

Hope the transition to goes well!