I am a loan officer, so my advice is just advice.

Assuming the credit is healthy you may be able to go up to 85% loan to value. 

I'm not taking a loan out against the ADU specifically.

It will be harder to qualify for conventional loans (personal or investments).

When I finally kicked her out, she left about $25,000 in damages in today's dollars.

You could also instead: get a construction loan and buy a fixer home with no ADU and you build it yourself. usually - I see people buying a home like this for $650k to $700k and then adding the ADU for $100k where you end at $750k to $800k with a well renovated home! 

I purchased it for $405k and four years later I sold for $530k plus I had paid down the loan and kept that rent money. 

Secondary loan programs require a permanently installed, thermostatically controlled heating source. 

Once when the replacement property is purchased and held by the 1031 Intermediary in an entity for you and once at the end when its finally transferred to you.

A few of those questions are:~ Should I use the VA loan or the FHA 203k loan to fund the property?