Then they suddenly told me my taxable brokerage account doesn't count as reserves but they won't let me sell and move assets to a checking account because they won't be seasoned for 60 days.  

As a lender you must prepare estiamtes for loan expenses, profits would be unknown, so they can't be disclosed under RESPA and your APR calculations will be off by much more than one tenth of one percent, so there can be another violation as a lender and usury law may apply as well.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

I will take this into consideration and calculate the numbers to see if they still work with the repairs that need to be done. 

It is taxable income

You should do a DTI calculation so you know exactly how much you can allot to your housing payment.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

I only see calculators and options to apply for loans.

To me the Opex is low even with my calculations I’m at 30-40% using poh rent numbers.

AND, you don’t save a pro-rated portion of the taxes, any amount of your exchange over the ADU value would be 100% taxable.