I spoke with the DOB, and though the space is "uninhabitable" due to its status as a cellar, the DOB believes that a commercial space could work due to the overlay and the fact that the area would not be lived in, but I may need to modify to accommodate ADA rules. 

If they have not confirmed an hour prior to their appointment, I send this text to their phone (which was required as part of their contact information I required in the response to my ad):As I had requested in my email, you have not yet confirmed your apartment showing for this evening, scheduled for 7:00pm.

I think once you go over 3 units it falls under local law 58 and you’ll have to meet ADA compliance.

Harry,Some other concerns beyond just getting the insurance correct:1. are their Zoning restrictions2. will you have to make structural changes to meet ADA guidelines3. are their local or state guidelines that you will have to meet that will boost your costs    (either reporting requirements or property changes)4. will the property be subject to inspection due to any of the guidelines5. will you have to add additional safety equipment (fire doors, hardwired alarms or detctors, fire escape,...)I would research it carefully.  

Take a look at my ADA code book.

I think that specifying HIV/AIDs in the law goes back historically to a time when people thought that they would get a deadly, non-curable disease from just being around someone with that disease.Since HIV is considered a disability under the ADA, apparently disclosure of someone's death due to this cause is considered discriminatory.

The post seems to be more a dog whistle as you'll see in the comments on FB (where I found the ad as they're running ads to it)https://www.facebook.com/nytimes/posts/10151937031769999Most of the commenters are 'anti investors' who are complaining that it's hard to find affordable homes anymore.

If they have not confirmed an hour prior to their appointment, I send this text to their phone (which was required as part of their contact information I required in the response to my ad):As I had requested in my email, you have not yet confirmed your apartment showing for this evening, scheduled for 7:00pm.

I never received a request for this modification and I know there was no permit pull nor is it up to ADA Code. 

Jobs are expected to grow in the Ada county above 15% from 2017 to 2030 (source: The McKinsey Global Institute).