Since the house is for sale, the most important concern is marketability.

Although Baselane doesn't have a formal app I find it very mobile friendly, I use it on both my iPhone and IPadI think Baselane has a slight edge over Stessa so I think I'll start with them and switch to Stessa if it's not working for me. 

This would apply to your unit.Your biggest concern with setting the rent should be the near future. 1) Your insurance is guaranteed to go up, probably dramatically.  2) You may get an insurance assessment bill to cover the CA Fair Plan losses.

These are pretty much the replies I expected, but great to hear that I'm not the only one concerned with guest safety. 

Perhaps valid concerns.

I understand the crime concerns, but why do you think traditional financing is risky?

I do not hold any actual real estate because I did not want to be concerned with being less fluid.

If you tell the constable that you are concerned about damage, they may talk to him about leaving responsibly.If you are concerned about violence, have a means of defending yourself and let him know it.

My only concern is I believe most ADUs all tie into the same utilities and would be 1 bill.

Also concerning, I just looked at zillow post and the pictures are very grainy and unflattering, even though they should have access to the nicer photos (I have had these for years, see below)..I've also been getting lots of calls form companies wanting me to sell my house.