You also have to factor rental days vs. personal use days.

My strategy doesn't involve influence by any factors outside of my control. 

Are they doing everything possible to expose properties to the broadest possible market?

You can still work with an unlicensed person, as long as they know what they are doing, and you can hire a licensed representative if you have to fight the IRS later.The single most important factor in selecting your tax person is technical competence.

Then factor in the amount that people can afford .  

This is a valid example of an industry that was eventually exposed as being vulnerable to fraud, and once it was exposed, people were like..."

Although there is the caveat that unrepresented persons in contracts leads to lawsuits at about a 10x factor versus when both parties are represented.

2) Legal - I know licensed agents have a fiduciary responsibility (which is why I want to be transparent with the options and provide accurate numbers) but I want to make sure I don't expose myself to any legal issues down the road.

Lots of factors affect friendliness...Fees: Google "All About ADU Permit Fees & Waivers" for a breakdown of these on average by jurisdiction in San Diego County.

Then it can be dangerous in regard to several factors.