Will be adding information shortly.

your advice will be greatly appreciated.Thank you Jose Alonso

The scope of your property managers responsibilities will vary, and it is crucial to read your property management agreement whenever a dispute arises to familiarize yourself with your rights. 

My view is HCD will likely tell PGE that they cannot require the addition of the meter, but if PGE ignores the guidance, HCD has no bite (ie will not do anything about it in any time frame that can help you).I want to recommend you get the ADU separately metered.  

Note: I am under the impression that me material participating in this exercise will fall under the "Real Property Development or Redevelopment" activity, thereby allowing me to cost segregate the home construction cost.

He will be the tenant.

You can hire an agent just to show and be a body if they are willing, While its not perfect, ChatGPT is a great tool to ask initial questions and get a launching pad (always verify what it tells you)  - @Drew Sygit - Good point about getting someone to help you with screening if they dont have any "skin in the game" so to speak.

However, got a willing tenant with an excellent credit score and everything willing to sign up for a year lease.

I am concerned with rent control as well....The lease is for one yearI know from basement tenant that they signed lease with the sister (but the lease has previous owner's name)if it is fraud - it will be her word against minebasement tenant are probably here illegally and I doubt they would testify

I realize this will include 2 closing costs, but would be more to hold and pay interest on hard money loan.