@Garrett TjoeMy understanding is that you do not need separate utilities if the ADU is added to a lot with an existing Single Family Residence (SFR).

Essentially purchasing and converting a single family home into a home that will house 8-16 seniors and provide caregivers, etc. 

Investment Info:Small multi-family (2-4 units) buy & hold investment in Applegate.

. - Buying a larger home for growing family with evidence of increase in dependents and 25% equity in current homeCheck in with @Joseph Chiofalo, he's a great friend and top lender nationwide for 20+ years.

Investment Info:Small multi-family (2-4 units) wholesale investment in New York City.

Investment Info:Single-family residence buy & hold investment.

Single Family? 

Based on the conversation my realtor had with the seller's agent, the family selling the home is humanitarian in nature and would like to "help a family."

Thanks @Johnny MartinMy suggestion is to partner with a like minded person... and preferably someone like a family member who really knows you... a dad... an uncle, etc that understands the value of passive investing.  

If you're purchasing a new primary you can tap an FHA loan for 1-4 units with 3.5% down, if you can secure a seller concession it could limit the amount of equity needed..if not a new multi family primary you'll need a larger downpayment (15-25%) depending on the property type and occupancy.