With the recent hurricane many people are dealing with insurance companies and adjusters, and things are moving slowly.

Their taxable gain will be based on their adjusted basis in the property. 

The only way to use rentometer is to see what comps they are using and then you can make your own adjustments from there based on size, beds, baths, basement, garage other features and most importantly the condition. 

I'm sure there's still the risk of getting sued even with commercial lending but I bet it's less than the residential side.

Most important question on the 10 year fixed: how does it adjust after 10 years?

Since I am paying rent in LA(and will be working here 5+ years), I’m thinking that getting a duplex/triplex etc and living in one unit and renting out the others, living mortgage free, or as close as possible, is my best bet to start.

@Dakota Shuck I think house-hacking would absolutely be your best bet.

So you will want to continue your research and adjust your numbers.

The first option was through their commercial department and it was a 20 year adjustable rate loan at 75% LTV.

It sounds like your best bet is to pursue a HELOC to finish the ADU and then submit a cash-out refi for the long term 30 YF financing.