In addition due to prop 13, the tax base is a fraction of if it sold today.   

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.

These will be LTRs and I will most definitely be playing the long game with these.In addition, as rates go down in the future (hopefully) I plan to refinance as most of us do.

If any damage arises from her negligence she will be getting the bills for damages, plus costs of collecting which you bill as well as your attorney in addition to the termination of her lease.

I am not a debt investor, a bond investor nor am I an investor in corporate debt, private equity debt, peer to peer lending, etc.  

Debt service at roughly $20K.

 @Bill B. in addition, the TAR seller disclosure form in Texas also asks specific questions regarding insurance claims and if the proceeds were used by the seller to make the repair.

These are professionals with additional training and a stricter code of ethics.

One solution could be a Debt Service Coverage Ratio (DSCR) loan.

Here is a list of what adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.