3) Regarding asset protection: would the ADU be eligible to be put into a land trust and then moved into an LLC?

3) Regarding asset protection: would the ADU be eligible to be put into a land trust and then moved into an LLC?

But even leaving 10-15% in I would consider that a success.I guess it does not matter if you turn the numbers upside down as long as the total put in is the same.I just guess after my current nightmare rehab I’m just nervous about taking on a big project again as I don’t feel like I have found the contractor yet I can’t trust to get it done on time, properly ans at a fair cost.

California Bank & Trust is also a good California based bank that I can recommend.

Any solid investment team has a contractor, lender, Realtor/Broker, and property manager that you can trust to give you hard facts.

All mortgages and deeds of trust need to have a legal description.

A Living Trust can transfer to a family member and back - also a family transfer assuming trustees and beneficiaries are family- depends on relationship.This is not TAX advice. 

The turnkey provider may tell you that you won't have any Capex, repairs, or maintenance for years, and if they do, you should look for a different company.I have purchased 3 properties from a fantastic turnkey company, and you must be absolutely certain you trust the people running the company.

In other words, I don't advocate to working for a good CPA and trusting them to do it... their job is to fill in the right forms but you need to be in control as the owner and not let the consultant dictate the scope of work.

Trust me, I’m looking ahead to play the long game.