I currently househack a townhouse in Arlington, VA, and am looking to purchase my second BRRRR property in the next year, but this time with the goal of creating an accessory dwelling unit (ADU) to maintain my personal space.

Portland Title 33.207 Accessory Short Term rental rules stipulate the space cannot be used for more than 24 commercial meetings per year:Commercial meetings.a.

Second idea was to buy a single family that has accessory living to rent out instead.

You probably mean ADU, which is Accessory Dwelling Unit.

According to AB 1482, landlords are required to use the CPI from the previous April for their specific market area to calculate the allowable rent increase.Properties that are exempt from rent controlIn general, California rent increase law is aimed at multi-family apartment complexes and provides a number of exemptions, including the following:SFRs (single family residences)CondominiumsOwner-occupied duplexesMobile homesSchool, college, and university -dormitoriesHotelsRental properties built within 15 years prior to the Act, including ADUs (accessory dwelling units)Properties that are not owned by a corporation, REIT (real estate investment trust) or LLC where one member is a corporationProperty provided by non-profit organizationsProperty that is subject to pre-existing local ordinancesLandlords for exempt properties must provide a notice of exemption from AB 1482 to their tenants.

I might know someone there....but here's the scoop with this:ADU's - there have been some guideline expansions regarding Accessory Dwelling Units (ADUs) just this month!  

Right now my wife and I live in a 3 bedroom house and paying almost the same as my tenants in the studio Accessory Dwelling Unit.

He says all of our rent payments and the down payment will go towards our principal when we get a mortgage to buy.He's also going to have the 2nd floor converted back into an apartment on his own, making it into a legal 1 family w/accessory apartment.

He's also going to have the 2nd floor converted back into an apartment, making it into a legal 1 family w/accessory apartment. 

For example, I could house hack my residence now and actually make money but I’m just choosing to keep the house to myself and rent out my accessory dwelling unit separately.