If the amount is significant I draw up a document stating the interest rate and the payment plan.

The higher you go in price, the ratios get too hard to make it work without leaving as much money in the deal as you would a standard down payment.

If it's rented I would ask if the tenants are current. 

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Join those groups and post your criteria there. 

I believe in SLC, they are still requiring the owner to live in the main house (meaning you don't have to be there, but you can't rent it) for you to use the ADU for anything else.

The public adjuster will argue with the insurance adjuster and get you the best payout.

If you are doing the work and labor it reduces some of the risk but to me we won’t let at that high a ltv

As you mentioned often they own the land/house next door.