( I know there are certain rules to the 1031 and having 3 separate sales may be a little challenging) Also,  I thought about just refinancing the 3 properties, but the rates are a little high to cashflow well.  

Turnkey rentals on the mainland don't hit 1% RV anymore so might as well bleed cf in Hawaii. 

It would seem the tenant was in violation as well as the landlord.

If it is showing its going to collapse, well get 10kish off the price. 

I've included a preliminary floorplan below.My goal with this ADU is flexibility in terms of renting it out either short-, medium- or long-term rental in the future for income, as well as maximizing resale value (main property is 1300 sq ft 3/2) to someone probably with an investor mindset who would want to house hack.My main concern is whether it's a good idea to have 3 en-suites at the expense of having a small living room/kitchen area.

Make sure all your autos, boats, motorcycles, etc. are listed as well. 

Well Erik, I received 3% seller’s credit to buy down on interest rate.

Under both the Texas Property Code 5.0205 and 5.086, as well as TRELA 1101.0045, the "seller" of a contract is required to disclose the nature of the seller's equitable interest.

Looks like you've done well for yourself with your first investment.

I'll need to make some renovations like finish my basement so I can make use of that as well and move laundry to a more central and convenient spot so it can be shared.