Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Anyone have a cheat sheet or checklist for covering your ADU bases?

I'd look at the closing docs for something related to the pro-ration of expenses etc and see if you have anything there that could be a clause you point to for them to cover those payments. 

My plan is to funnel the rental incomes from all three properties, along with my W2 income, back into the HELOC while covering all expenses from it as well.

Also note that my company will possibly either cover closing costs if we sell or provide property management for two years if we rent.

This is after covering all expenses and setting aside a certain amount for reserves to cover future expenses like capex or vacancy. 

You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

Those that own it can be harder to sell as the cash flow from the business will cover the debt service for the business, but not for the real estate.Example: I had a very high-end assisted living facility on the market. 

Now let's say I find a triplex that covers the 1% rule but combined cash flow from all 3 doors is roughly $150-$200 or would you want to keep it at $150-$200 cash flow per door with the 1% rule applying? 

The buyer agreed to cover the cost of the new appraisal, which came in significantly above the purchase price.