And the people who were able to get loans in the last several years had to go through a difficult process of proving to the bank that they could repay the loans so the borrowers were more financially stable then the average borrower of 2006 to 2010.  

It has proven to be more difficult to set up than expected mainly because of having to use a third party company for a physical business address1.

Since you'd be looking to hold this property long term, look at what the property's cash flow and appreciation would potentially be 5-10 years down the road to help inform your decision.All that being said, if you feel confident that you can cover the maintenance, capex, vacancy loss, turn expenses, and leasing costs for a few years while you wait for the cash flow to improve, and you have enough risk tolerance to handle a potentially difficult tenant in the first few months which could lead to zero rent coming in during that transition to getting a new tenant in place, then it sounds like a solid deal to get into with $0 down.Lastly, I'll also caveat all of my statements above by mentioning that this all requires you to self-manage the property. 

This is where you may specifically want a lawyer to take action for you depending on how difficult evictions are in your state. 

In my experience, it is extremely difficult to assume a loan. 

I think FB would be difficult compared to BP being specifically designed for continuous conversation.

It's also possible to have cash flow and quality properties; that is perhaps a little more difficult now, but not impossible. 

It's not difficult at all and it's not that expensive.  

She said for me being on day four of this I’m already doing very well and that I have a lot of potential in this field she suggested that I don’t focus so heavily on trying to get a list of buyers because trying to find a property is gonna be more difficult.

The value the ADU adds to appraisal might be $10000 more than an SFR.It will be difficult for you to search sold SFR with ADU as automated valuations do not yet even include them, they show as SFR.