I'm 90% she will say no because I have to increase the rent, and she was very clear about what she could afford.

We are happy to answer those for you with no pressure from a property manager in the area. 

There is no law saying you can't have 2 kitchens in your home.We have this in our home in PG county, we don't call it and ADU or a 1 bedroom apt.

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

If you do not own a primary home its easier because you can claim any 2-4 unit as primary and only have to put down 3.5% for FHA, 5% for Fannie Mae or No money down 100% of you are a Military Veteran.Live in the home for 12 months refinance pull some cash out and move on to the next property to buy.

there is no better strategy. 

No one is gonna pay her more than its worth, much less appraise for.

The 2 biggest down sides in Southern CA is 1) in Single family zoned areas ADU additions add a value far less than the cost of the ADU addition.  

They have almost no reviews.With 6-7 residents, how often should I expect to need repairs? 

It’s a jack of all trades here with little to no trade offs/cons when comparing apples to apples to other large STR markets.The key to success here though comes in the knowledge and execution.