There is a short-sale house with mildew on all the walls due to the house not having any airflow for quite some time.  

We got the deal done, but with a lot of wasted time that wouldn't have been necessary with a more experienced investor-focused lender. 

They busted in the front door and knocked a few holes in the walls, but the place was in ok shape and I spent about $12k to fix it up and put it on the market. 

Its hard to get on a flight for the lazy wall street hedge funds.

At least in CA with relaxed laws on ADUs one can have a Junior ADU (<= 500 sqft) within the confines of the existing walls and one regular ADU (attached or detached), total of two.So if you are planning to build J/ADU within CA you might want to leave an option open for the the other for future.

Do buildings require waste management plans or does the city still take garage?

With CL, be prepared to get a lot of people that will waste your time. 

, rehabbed them, and got everything stolen from under their roofs (including the copper wire in the walls), right before staging. 

The OA sets the purpose of the LLC, who can make decisions on behalf of the company and other stipulations.I would hire a local attorney to set it up properly, otherwise you have wasted your time and money.

I always paid my rent, took good care of the place, and never complained about the fact that my little shack of a house was a converted 2 car cinder block garage with a wall furnace that roared like a dragon.