If I am constantly waiting to hear back from a tenant, I just assume worst case scenario and speed up the process.

It is possible in theory, as Account Closed explained, but is very complicated and thus expensive to implement.

Without responding with respect to your zoning and what is allowed locally, I will discuss what is allowed on state level because i believe it will allow what you seek.In 2025 SB 1211 (Skinner) – Multi-Family goes into effect allows an ADU (I think it specifies detached but question if that is a requirement) for each legal non ADU unit up to 8 units.  

I will be happy to help, we can set up a call when you are ready

My concern is my bank account doesn't show that currently (I do have the paystubs to back it up).

I actually read this blog series that you've recommended and have my "interview questions" (plucked straight from your post) all lined up and ready to go for the PMCs that I will be speaking with. 

The issue of DTI comes up for my personal home. 

Good for the buyer who would otherwise pay out of pocket to close, and good for HMH which gets the property at a low interest rate.

Save the money, clean it till it shines, maybe basic improvements like a few new light fixtures or at least matching/bright lightbulbs, maybe a few new faucets, some paint touch ups and sell.If you’re hiring a Realtor®, they can tell you pricing in current condition versus pricing with a few minor changes.

Depending how much you earn you can step up those savings by getting a side-hustle.