If you're looking for appraisal value an ADU may not be the best bet, but if you intend to sell, my anecdotal evidence suggests in dense highly desirable neighborhoods, ADU square footage will gross the same as the main house.

Moving forward, I suggest you prioritize attention to detail. 

Don't take this as an insult, but with the prices you are suggesting you will be out of business in a year if you can ever get this thing off the ground at all.

Ask anyone who ever tried to sell a cash flowing biz, it's not that easy (compared to selling a house)The best play IMO is to run a business and feed the profits into real estate.There are a million ideas, but you can start here: https://www.biggerpockets.com/biggerpockets-business-podcast Thanks for the suggestion Marcus. 

For the insurance, I would suggest you contact your agent but it has not affected my insurance to have pets. 

Any suggestion on where to start getting information on this subject?

My suggestion is showing the landlord your text messages confirming that your conversation was about just the two rooms.

I’m surprised they were dumb enough to jack the sales price up 70 K above retail.

Does anyone have experience with this and have a suggestion of which to go with?

I'm specifically interested in "main street" properties with a downstairs retail space, upstairs apartment(s).If you know of anyone with this sort of experience, I'd REALLY appreciate the connection.