(that policy was cancelled by the carrier and I will be getting a separate policy)2 hail damage to Tennessee property  and water damage due to storm (claim is in process) Another Tennessee property now has had a water pipe burst in the kitchen ceiling and flooded the whole house. 

That just tells me they never started or completed any collections process AND I know they can't put a lien on someone's property in which the owner had no involvement and wasn't even on the signed work contract.

In terms of the permitting process, an architect that can self certified drawings would reduce the wait time to receive the permit. 

My client's have been happy with the draw process and response times as well.

I have not looked into this but, if process ramps up, could cut construction costs, time to market and massively increase supply, too. 

The process has been gradual due to limited capital and DIY work.

Have you found certain markets or zoning factors that make the process smoother?

I'm leery of high leverage until I get my feet under me and some experience, so I'm aiming at smaller deals to learn the process before trying to hit a home run.

If you are comfortable with the rezone process I would look at this, and perhaps you can still ADU in future after the rezone.

Cashflow, ability to build a team, landlord tenant laws, price to rent ratio etc.......were all factors in the decision making process almost a decade ago.Now,  I wonder why your approach is an either or view?