But the numbers just don’t work locally.  

This has been happening for decades with Cali companies relocating to Texas.

The most pressing, and i cant seem to find a true answer from the the building department OR the utility companies is if I need to have separate meters (Electrical, gas, water) for my ADU and main home. 

I would try to make sure a title company is involved, because if you go to sell it later, the title company for the sale may be too conservative about deeds that were recorded without being part of a title insurance policy, if that makes sense. 

They didn't require me to continue using them for any other services.They'll be 100% up to date on state and local landlord/tenant laws, have an attorney on retainer, and they can probably get the job done legally for cheaper than you hiring an attorney hourly.Here are couple good PM's in the Sammamish area that might be worth reaching out to:- PMI Arka- Brink Property Management

My company leases a property from a private landlord in Glen Ellyn, with permission to sublease.

This city is experiencing rapid growth, with many large companies planning to move to the area in the next few months, which will result in an influx of new residents and a wealth of job openings.

I would recommend always use an attorney to draft your documents and use a title company to close.

I'm not sure why your lease would state they have 6 months to catch up (unless that is due to local laws), that's asking for trouble.

HVAC company?