You need to be the investor in the drivers seat not going along for the ride in the parents car. 

She convinced me with paperwork and a driver's license with another version of her name that it wasn't her, and I fell for it.

No experience with this, but if someone sold me their car and then asked if they could pay me for a ride to/from work for the next few months, I would probably say no because I imagine they'd be the worst "backseat driver" imaginable and I also suspect that their motivation to eventually get a new car and not need me anymore would be zilch.

The issue might be however that the appraisal value won't consider the ADU in value and your appraisal, the main driver for the ARV on the refi won't be as high.

I work a full time job as a truck driver hauling sand.

I'm a truck driver, looking into different areas to invest in, so if you do have a good team in place I'd love their contact information, thank you in advance!!

I look at a few things -- cost of living, job growth & unemployment, vacancy rates, job drivers and cones, and then of course -- price points, rent ratios and expenses.

I nominate @Justin Silverio as the Designated Driver!

People confuse owner occ or long term mortgage rates with the rates they should get on short term loans.THE OTHER Major red flag is they will send over a copy of LLC registration like that gives validity and then they will offer a copy of their drivers license.. again something that simply is not done in the industry but those that are new don't know that and get impressed and sucked into the scam. 

Copy of drivers license ?