You're banking on something you have no control over while giving away what you can control.What you are doing in the end, is rationalizing a bad deal into a good one.

Please give me your honest opinion I won't be offended because if the numbers don't add up I am not going to try and rationalize buying this quadplex.

I highly recommend using the BP Calculators, like the Rental Property Calculator, and Rehab Estimator Calculator.https://www.biggerpockets.com/real-estate-investment-calculatorOnce you have an idea of the return from building out the ADU, it will be possible to rationally compare those figures to the return available from properties in your local market that meet your investment goals.  

But the great thing about our awesome brain is that we have the ability to, Think, Envision, Rationalize, Analyze, Pray, Tight Knuckle It, and choose to act in the face of fear. 

As it is a great "How to" on what to do and why.2) My favorite book that is not is the Bible is a series of books, of which only two have been released: The Rational Bible: Genesis & The Rational Bible: Exodus both are by Dennis Prager.  

Look into what mortgage loan you can qualify for being that your debt to income ration as it stands is very highSome side notes:If your parents are letting you stay at home, take advantage of that and save as much money as you canWhile you are pondering your path, I would pay the minimum on your students loans until you can determine just how you want to approach the real estate investment gameYou need to way more detailed and educated on what exactly its going to take for you to buy your first investment property.It is not impossible but its not going to be easy. 

I’m in college and have those professors, some you can argue rationally with and others fail you if you disagree.

You are the picture of rationality?  

Stop rationalizing reasons why you don't want to do any of the solutions you listed, pick one, and live with it until the opportunity arises for that perfect exit.

What's disconcerting about you is that your uninvited opinions have the semblance of rationality.