SoCal ADU House Hack...good option finally?

[Larry Marshall]

Whelp, the damn RE bug got me.  I'd be mad about most other bugs but this one looks like a solid bite.  

I am in the sponge phase.  I am BLASTING through BP's bookstore and oddly, every time tax benefits come up, I get too excited even though I don't get it all yet.  Maybe it's bc I have my Grandfather's blood in me (he was a CPA).

So I'm reading the BP's House Hacking book by Craig.  I'm only 15% into it right now, but I've read the other books and have a solid understanding of House Hacking and I read every single forum post about house hacking in SoCal in the last 3 years to see what others have already said...it's expensive and I won't live for free, so maybe ya get 50-80% of the costs covered.  And there's varying levels of house hacking with various payoffs.

My situation is I'm married with one 10 month old, might be another kiddo within 2 years.  My wife is open to house hacking but NOT with roommates (I agree, we're 33 years old and have a kid).  The duplex's...well I'm still open to them but I want to talk about ADUs!!!

I feel like not enough people are talking about them with these new CA 2020 laws that make them so much easier to get approved and built faster.  My main questions about these little wonders...

1) Has anyone done the ADU thing here in 2020 with the new laws? Whats the experience?

2) How do I look for a SFR that *could* get an ADU? How does one filter for that on the MLS? I have an agent that can do this for me but wondering what to tell him. Many ADUs start as detached garage conversion.

3) Do ADU's have any forced appreciation that benefit the property?

4) What type of financing can be done for the SFR + ADU construction?

5) Do lenders take into account rent from ADUs when determining loan amount?  I think it's usually 70-90% but what is fair market value rent for ADUs??

6) Are prefabs viable yet with this?

7) You made it this far?  This is just a thank you :)