I am looking to buy a multifamily property that primarily has studio apartments.

The next option is to get the device (you can get on Amazon) that shows the meter for what one unit is pulling versus the other.

So for example if I rezone from RS-3 to RM4.5 and add a basement unit (4th unit), maybe I can then add a ADU above the garage, or do another studio in the basement, once the citywide program is opened up?

It has to be an addition.I would double check because maybe the workaround is reinforcing the garage and building above it.We lived in our studio ADU for two years before we moved into the main house.Best thing to do is talk to an experienced lender.

For example, Intel headquarters, Honda, Amazon, Facebook, Google, Nationwide, and recently Anduril which is adding another 4,000 jobs here!

Steve if you can go without buidling the extra garage below the ADU it will save a lot of money. if you can get two studios it will do much better than one ADU.

Nd what housing is currently attracting the highest CoC and total returns potential - studio - 1bd, 2 - 4bd, or 5+bd?  

We are both nurse and plan to travel for a good portion of this time, so 'living' in the small 1br or studio apartment for residence purposes will not be a major issue for us since we will rarely be there.

My plan would be to keep the front waiting room as a small commercial space and the back offices as efficiency units or studios. 

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.