This home is in a desirable area and i purchased this as an appreciation play.

I don't think an Authorization to Release Information grants negotiation rights.

The buyer and seller would prepare the purchase agreement, and sometime be able to convince the title company to play along, in a.

The one tenant left, is able to play the full rent but split.

When I call bank and inquire about loan they deny talking or sharing any information with me and ask for an authorization of the borrower.

If you are not representing the property as having an ADU and you really do have the property configured as a single family home then the second meter should not be a determining factor regarding classification.Do not keep it as a duplex and then when it is appraised try to play make believe with the appraiser that it is a single family home.

STR in Cali is a safer play if it’s allowed in those areas.

Call the authority....it's that easy.Since you spent a lot of time, effort, money getting your license, you may be able to go inactive with the association and loose your MLS and key card access, but still keep your license active and earn referral fees with your broker. 

If you put your money in property, it is all about playing the long game because real estate investment is a smart way to balance your financial portfolio.

Lets play this out logically.lets say they have a $700k all cash no contingencies offer, and you are only escalating $3k over that...so your offer is $703k.Escalate in $20 or $25k increments over 2nd best and waive your inspection contingency.