I think it will also depends on state laws and a lot of information not present but the HOA rules and insurances are two different things.

Depending upon the Lenders if you qualify, you can get up to 100% in Rehab Financing and/or up to 90% LTV on Purchase Costs.

Depending on how you use the property, you may benefit from a cost segregation study and bonus depreciation once the property is in service. 

This would depend on whether your property is overvalued by the tax assessor and in turn you are paying additional taxes on that additional valuation.

Expect a custom ADU to take 9–18 months, with 3–6 months for design and permitting and 6–12 months for construction, depending on complexity and contractor availability, and the speed of processing permits.

Whether the lender decides to do anything, and exactly what they decide to do depends on the lenders particular strategy, target ROI, risk tolerance, current interest rates, interest rate of subject mortgage loan, etc. 

you can always call or email the tenant in regards to this matter. i personally smoke as well and just would want my tenants happy and not feeling accused as its a big problem with a lot of tenant v landlord situations around the country. you can always say you got a report of the odor of weed and was just verifying the smell with both tenants on the property. you can restate your conditions with smoking. you can always ask if they are legally able to do so as well (meaning medical card). depending on how you want to handle it, if you want to make it a legal warning to the tenant as well, you should write a written letter sent by mail stating you got a report of weed and this is a written warning in case this a problem down the road, you have evidence to show the court if it gets to that matter that this is not your first occurrence. best of luck!

So, depending on the type of report and level of detail you may be able to investigate that.

It could vary of course depending on the defenses of the tenant and if the court is presently backlogged.

That will be an important piece to this depending on how you plan to source your capital.