I would highly recommend that you speak with an attorney that does this on a regular basis to ensure you are protected and to ensure the loan docs are legally binding - the loan docs are of course key to ensure that you have documents you can execute on in the event of a default (mortgage, note, assignment of rents, personal guarantee, etc.). 

I asked the attorney if it would be more thorough than the California Association of Realtors Form, and he says that he can't guarantee that.

This guarantees that rent payments are timely and consistent.To start, I'd suggest reaching out to social workers and case managers at these organizations.

We'd like to invest the 80k in the ADU since that's a guaranteed >2k rent per month, but are feeling a bit doubtful in this moment.

Are you personally guaranteeing the loan as a member of the LLC?

I agree with the analysis of the concept of “no reviews” and “complaints of a not clean home” are not guaranteed related and oversimplifying.

It can be worth it if a building is in a tough area, or you want a guaranteed payment from the government.

Legislation around STR has been changing rapidly everywhere and no guarantee that it will be allowed forever where you buy, this is why its good to make sure it still works as a LTR.

It's no guarantee but it's a good place to start.

Do they guarantee that the tenant will stay for a set amount of time or you get your money back?