UPDATE: After doing some more research there is something called an ADU (Accessory Dwelling Unit) that should allow us to do this 2 unit strategy. 

Thanks, StephanieAccording to one of the local Homestyle lenders, an accessory dwelling unit aka ADU aka guest house does NOT qualify as a one unit dwelling if the home is an investment property.

Hud or some other program will pay the rents for those who just want to hang out and Vape weed and play video games. for those nice neighborhoods not so much.

Also you probably want to work with an architect who has ADU experience I can recommend one if you want.Here is a recent article with more information: http://www.sfexaminer.com/city-easing-onerous-approval-process-accessory-dwelling-units/

They started allowing accessory dwelling units for owner occupants and have been trying to open up more areas for MF. 

Our no-smoking policy includes vaping.

I don't really care if tenants vape or smoke marijuana (since they are unlikely to smoke enough to ruin my paint).

She is not selling accessories, she is renting a home to actual humans.If you are treating your tenants like they are nothing and they don't matter, don't complain when they don't pay or not care about your house at all. 

Hi, Planning to build an ADU (Accessory dwelling unit) in the back, On top of my garage.

Therefore a two or three bedroom property cannot rent more than one bedroom at a time.The rental portion of the residence must be designated as an accessory use space.Must include the registration number in all advertisements.