Very nice neighborhood in my opinion.

I don't use padsplit (weekly rentals); I rent on long-term leases in B Class neighborhoods.

Rental Demand and Rates: What is the current rental demand for ADUs in this neighborhood?

Since your metric is modest cash flow with long-term appreciation, focus on neighborhoods with a history of steady growth and tenant stability.As a realtor, you already have the skills to analyze deals—so trust your instincts and take action!

. - half of parcel can also be sold off as only one half has the SFH and ADU on itOwner is quite firm on the price.

The cost of renewing an LLC or changing the title is absurdly cheap unless you have one of those law firms that advertise a lot and have a huge advertising department and claim to have a secret sauce that guarantees protection. 

I have an attorney at a downtown Cleveland firm and I’m wondering if that’s my option to get the EM back?

It also depends what type of neighborhood you're buying in though as well.

I am familiar with the Philadelphia market and neighborhoods where units trade at or around $115K/door.For this to be a true 10.5-11% cap the monthly income should be ~$10,750.00 or roughly $1,800/unit.

If I were you, I’d consider chatting with a property management firm active in that area...SlateHouse Group’s name comes up in local investor circles now and then...just to get a sense of what rents are really doing on the ground.