You do need a PM or a very strong boots on the ground presence because of your distance from the property.

there is clear exception for ADUs in areas with a significant MF presence.  

In the town I live in, Rosamond, CA, there is a nice military presence and I would do my best to rent to them only.

I can refer a few local commercial brokers if you'd like but you really do need a better local marketing presence and property overview.

You lost control of the situation.The law requires you to give notice; it does not require you to get permission.Your notice should have made it clear that you will inspect on a specific date/time and that their presence is welcome, but not necessary.

Would the presence of mold, water damage and general inhabitable state of the smaller unit prevent a traditional mortgage legally?

However, physical presence may still be necessary for certain tasks, such as inspections or emergencies, which can be managed through local support or on-site property managers.

I still had no clue what I was doing, but I started to learn the impact of presence.

Morris was a Fox news and on air TV personality with a monster online presence and following.. 

If he says it might be one of employees, explain that you want nothing but, the best and request his presence and the participation you expect out of him, after all it is your money he is spending and you can dictate anything you want.