I also want to learn about other types of investment besides real estate so if you have any suggestions let me know. 

So strange as they ghosted me

So, if that is important to your next steps, it's certainly worth considering. 

so, to be clear you are no longer converting to a 4 unit? 

Please - do this today: Send her a Notice To Quit for Non-Payment of Rent; you will need to send this to her via USPS with proof of delivery required so you can use it in any legal proceeding.

As long as the ADU is under 900 sq. ft. and meets the state building code, there will be no variance or special permit needed, so no ZBA or neighborhood meetings.

My biggest question when I was researching all the programs was "If these people are so successful at what they do, why are they charging so much for all of this and always trying to upsell?" 

It requires no money upfront, so you will join thousands of others trying to do the same in your market.

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

I provided a free rent back for 2 weeks so the seller could get her funds and relocate.