I supply appliances to my tenants.

Very hard to tell from your photo, but assuming that is not the drop to your property but one of LADWP's supply lines (there would be an utility easement on your property) then yes it may be impossible to have a 2 story ADU as there are clearance issues, both lateral and height wise. 

Demand is strong and supply is very limited.  

The PMC should just send the invoice that their contractor supplied.

Low tech solution would be go to the HVAC supply company or order on amazon a thermostat that always stays in a defined range. 

Try hard not to be blinded with "the most awesome features" any software supplies... and try to focus on simplicity and reliability and "can this thing do what I NEED it to do". 

Just expense everything (supplies, furniture, etc) that you spent money on in the 2020 calendar year. 

Portland always needs more affordable housing however it is hard to supply that if you are not well funded or receiving grants from the city. 

When I showed up I found most of their kitchen drawers and cabinets contents still there, trashed carpets with motor oils (tracked in from working on his car in the garage), half of a 2 car garage full of trash bags, a broken window, lots of stuffed animals and art supplies, and about 150 empty 12 pack cardboard containers of Keystone Light and as many cans.

Their water troubles (lack of supply and infrastructure) is a concern and could cripple values.