Supposedly the tenant hasn't paid and she filed for eviction but the judge required the property manager to apply for assistance on behalf of the tenants before proceeding with an eviction.

It came up that this blind was for a rental house and then I got the required response that we have all heard "I would never want to deal with renters yada yada yada".  

Or just require a full year lease to students?

There simply isn't enough margin in this business to layer on a national company, without charging you an arm and a leg and/or doing a substandard job.

As many cities require insurances for any rental properties, this will be very challenging for market being affected.

The dscr loan is requiring 25% down, and 13000 in closing for a total of 48.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Even if you are not cash flowing on day one, that's okay (in my opinion), you're not paying the full mortgage on your own, which in of itself is a huge win and you learn other tangible real estate investing skills along the way by simply owning. 

Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.