Removing asbestos from the front of the houseCutting out the bottom plate in front of the house, some stud walls, and replacing themJacking the house level/Foundation lean (contractor to handle this quit about ¾ the way done and held the job hostage for more money.

I will put in vinyl floors instead of carpet, paint the walls, and possibly open up the kitchen/living area.

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.