1) It is not yet clear but it seems that you will be grandfathered in at the time when the changes occur in regards to occupancy changes.2) Per AB-68:"(A) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure.

I have not taken the flight to go physically look, but I've been doing some searching on-line.

Yes, that is what i was thinking. i used quicken because they say they are friendly to AIRBNB income. i am in the process of working with another broker to shop the product around. 

I figured I'd try to put a new one out to see if there are any new faces lurking on this forum.As for your second point, I personally have found it way more productive to vet a good property manager before worrying about agents.

Its 5% down on 2-4 units on a fixed rate loan.https://sf.freddiemac.com/working-with-us/origination-underwriting/mortgage-products/home-possibleGo toward the bottom of the page and click on Home Possible Factsheet.

With only $10k of investment, I'd counsel you to go with the FHA 203k route because the loan product only requires 3.5% down payment and you can finance 100% of the renovation budget.

Not only will you meet with investors, but you will also gain product knowledge and learn about different fields of real estate.

Such as...I don't have time to physically do this on my own!

You will also find Construction Management software built specifically for homebuilders and remodelers like BuilderTrend & Co-Construct.Podio, AirTable or SmartSheet could also be a good solution because they are very customizable, but will take some work to get up and running.Here's a summary of other products you might want to consider for project management below:General Business Task ManagementTrello/Zoho Projects/Basecamp/Workflow - Feature-rich project management software that includes Tasks, Gantt scheduling, calendars, project forums, document storage & team collaboration tools.  

From Tellus's website I can't tell how their loan product works.