They are called "accessory dwelling units" and are only allowed in properly zoned areas.

The tenant may not unreasonably withhold consent to the landlord to enter the dwelling unit from time to time in order to inspect the premises; make necessary or agreed repairs, decorations, alterations, or improvements; supply agreed services; and exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors.

This loan allows you to borrow a construction budget and even will allow you to borrow 6 mos of the loan's payments if the dwelling is not livable at the time of purchase. 

If the tenant balks at completing the application & paying for the service, or delays or attempts to delay completing same, I know almost instantly that they are not serious about renting my unit, and I can continue forward looking for an actual renter.

We are looking at "Rental Dwelling" insurance policies with $500K in liability coverage, $5K in Medical Payments, $4K for contents (even though we won't be living there, the company says that's the minimum).

Google searches instantly through thousands of web sites to give the ones that that Google trusts and are the best result for the search term you have used...Web sites like AVVO are independent lawyer rating services.

I would say that $1000 for a weekend course is way too much... then again maybe for someone super recommended by other real life active real estate investors and on a specific subject I want to dwell I would spend that or more.

I buy in markets that instantly cash flow but tends to be very transient and one of the areas when down by almost 50% in the crash and still isn't back up.

If I could get the property for under $200K, subdivide the property and build a second larger dwelling, then it might be advantageous for us to do so.  

I also want instant equity so wondering what a good price would be.