and frankly most landlords send a technician to fix things, not go there themselves, same goes for lawn care, usually you have a company that comes every week/other week, you do not need to be there.... 

If not, we have several lenders that can help fund an ADU.

If my target would be low income residents, are there any grants, tax credits, or funds available to help me with the conversion? 

The client can always use their own funds to replace debt. 

The property is only 9 years old so that's why I put only $10k also, they are opening a new company that will employ thousands of people nearby so that's why I put a 6% income growth and only 3% expense.

I know for example we can fund up to 90% of the purchase and 100% of the rehab when we're funding the purchase and the rehab.

Quote from @Trent Reeve: well, a company would have to 50 states and build in integration functionality for 50 different systems.

Next question.... will you self-manage it, or turn it over to a professional management company, or some type of hybrid? 

It comes down to how each county handles property tax valuation.To put it in generic terms - a title company & lender will base your initial mortgage payment on the property taxes of the previous owner.  

It is not legitimate and I do not legally owe this balance, but have been unable to get it removed from my history unless I file suit against the company.