You cannot beat the power of an ADU for peace of mind, leveraging your home to pay less monthly and reduce your expenses and give you the experience and confidence of doing constriction, getting permits and working with the city and managing a very easy rental.

Thanks again for your input, and I'll probably reach out as I get further along in the process.Hi @Edward Zachary Samperio, the regulations aren't that difficult and I'd be happy to give you a quick rundown about the density limits, hotel occupancy taxes, permitting, etc.

Could be sooner permitting what comes on the market that would best suit us therefore this is where the HELOC would mainly help.

A costly example could be remodeling information claiming a permit was issued when there wasn't any in the county's records.

Happens every year in wind storms.. but for over hang limbs I just have my tree guy go to the property line and go straight up and cut anything and everything that is over hanging my yard.. in our little berg here Lake Oswego they are Tree Nazi's and you need a permit to take a tree down.. you have to get an arborist to prove its a hazard etc etc..

To @Mike Dymski point about density bonus for low income they tried that with new builds and that caused a rush of permits to go in before the law was past and very few projects after the law. 

No architect drawings, no permit fees.  

Once entitled( with it is)I can now sell the land I bought for 55k for several hundred dollars and if a get building permits  I can sell for substantially  higher.

We aren't permitted to charge tenants utilities unless they're separately metered in Delaware

Quote from @Kar Sun: It appears the law requires you to allow them to attend, inspect together, and mutually agree to a list of damages: https://codes.findlaw.com/tn/title-66-property/tn-code-sect-...Print that off and follow it.Make it clear to her that she is not permitted to bring guests.