I think it is fair to say that there is somewhat of a tradeoff between markets that provide positive cash flow on day one and relatively high appreciation-based markets.

An attached ADU in the city I'm working with, based on my impression, is a new build with a shared wall to the existing property, and any conversion of existing space is JADU.

I might have got it from decades ago of listening to Nanci Griffith and other folk troubadours.)In case you wanted just a touch more detail on why pre-approval is not so bueno on VRBO (but for me, is fine on AirBnb), here's my old post on it:https://www.biggerpockets.com/forums/530/topics/1223156-less...That 72-hour hold bites.

You need to get in touch with a lawyer as soon as you can and figure out how to cut off the tenant/landlord relationship.

Don't change jobs or income yet.Once you do and you think you can manage the payments based on your new income, maybe once you get the rooms rented.Then if you want to switch there are plenty of opportunities. 

They have had many drawbacks in the past but they are quick to put out new features and do actually make changes based on comments in the forums.

If it is a contractor that is more organized they will likely do this already, if they are shooting from the hip "based on experience" they will likely just give you a total $ value. 

It is first reported based on when it's in service. 

ASSET BASED LENDINGNote: Hard money is defined as average loan size under $2M, average loan hold duration under 2 years, and not a bank. 

Here's a good breakdown of your options for tax collecting starting Feb 1 based on the new regulations.