So the probability of someone replacing their W2 income is extremely low.  

I’ll sell to anyone with the down payment but most people don’t seem to have it.I guess I’m different in that regard I usually ask for 10% down.Every house I have sold in need of repairs they have fixed upI ask them how much they did it for or how they did it, their cost is 25%-50% my cost because they get the labor part for free from their community or themselvesThey are more community oriented than us white folk and really lend a hand to each otherI guess where this may be predatory is offering extremely low down payments which would also open up the buyer pool

I just started my direct mail campaign and it took a whole Sunday (3:30-9PM) to do 200 letters and this was about as automatic as the average Joe could get:Printed Yellow letters using Officejet printer (Paper from Amazon)Printed envelopes using the same printer (Envelopes from Dollar Store)Bought 400 forever stamps from the Post Office to create the "genuine" effectStill, folding and stuffing papers was an extremely underestimated variable.

Does anyone have experience obtaining a variance for this type of usage?  

Some jurisdictions are taking the statewide ADU rules and going much further extreme.  

Part of me doesn't even want to mention the question of who is paying for the W/D utilities but I need a way of discussing this and making this fair given it's shared and usage could greatly vary.

I don’t know why we didn’t get that vital piece of info in our initial meeting.So my wife and I are extremely relieved .She says she will stay on as a courtesy and if things come up it will just be an “ hourly “ rate for emergency type situations or basic boots on the ground necessities.We really like her enthusiasm and positivity and she is great at communicating and seems  sincerely empathetic to our situation.

Quote from @Kyle Deboer: Being a beginner, the only markets that I am really tapped into at the moment are all extremely mainstream (zillow, realtor, etc.) and I see everyone saying I should learn to tap into underground markets but I can't seem to find anyone explaining how...

What made this property extremely desireable to me was the 1 mi road frontage on two different roads.

The inefficiency of this system makes it risky to rent to tenants without stringent screening processes.Consequently, I have had to adopt extremely strict criteria when selecting tenants.