I personally got into commercial RE investing after years of residential investing.  

However, ADU and JADU may not be able to exceed 50% sqft of the primary resident. I

While I am a landlord in the residential world, I am a tenant in the commercial world and am un familiar with my rights.Currently I am not in any type of lease nor have I been for 6 years with the current owners. 

So my question is about my plan seeing that in a few months I’ll have 2 years of taxable rental income and be able to acquired a residential investment mortgage.

My plan is to stay under 4 units for the first deal to keep it residential.

I've seen residential lots that ended up costing 100s of thousands to remediate.

There is information on how to get started as a residential agent (Buy leads, advertise network) but there isn't much on commercial. 

During conversations with a few banks, I was told I could either a.) hold the property under my LLC if I were to use commercial loans OR b.) purchase under my own name and refi using residential mortgages but the LLC could not be utilized.

@Cameron BrulotteKeep in mind that up to 4 units is considered residential, where 5 plus is commercial.

The primary hurtle right now is permits aren't allowed in traditional residential zoning.