I looked into DSCR and spoke to a few lenders, but it seems I need to have 2 years of rental property ownership before I can utilize; I'm only approaching my 1st year of renting by the room, so I assume I'd need to wait another year before I can look into DSCR.

If you still are unsure, have them send you a copy of their most recent (FPL) utility bill.

Loan programs that utilize AirDNA income projections to qualify can also be utilized for cash out refinances (if not currently operated as an AirBNB) although some lenders have a maximum cash in hand of $500k-$1M typically at a lower loan to Value of 65-75% for investment property vacation rentals. 

My assumptions based off research is I will be able to deduct 1/2 of all allowable expenses based off the ADU square footage (My understanding of that list below)  1/2 Mortgage Interest (Not principle) 1/2 Utilities 1/2 Property Taxes 1/2 Insurance (assuming I don't have separate ADU insurance)  1/2 general house maintenance (depending on the issue and if it's related to the ADU)  1/2 Depreciation (Home value, not land divided by 27.5)  KEY QUESTION: If my mortgage (PITI) is $5400, and all of those ADU deductions equal $3800 monthly, and my ADU income is $1800 monthly, am I allowed to pay the difference in "deductions" from my real estate business income? 

In AZ, almost everything is utility scale, so 2.5 acres isn't going to attract much attention from power purchasers or solar developers.

It is not just a mortgage and utilities payment each month!

Beyond that, if it's a multi family, make sure you understand if there is a common utility service you need to put your name on so there is no service disruption. 

If the utility companies are all different like the properties are in different counties you can put all the properties on Google Sheets/Excel and break the pages down by county and list the addresses going horizontally and put the things you are looking to track Taxes - is this not built into the loans on the properties? 

Last, there are a ton of unsecured loan options for you if you have decent credit (usually 700+) and low credit card utilization (under 30%). 

Operating Expenses:Consider all the costs of running a B&B and event venue—staffing, cleaning, maintenance, utilities, insurance, marketing, and supplies.