With that said that leaves the gamble of vacancy's at both my primary and the other unit.

What you experienced has happened to us numerous times. 

How do you find your renters by the bedroom - I've only had luck on FB Marketplace and there are numerous bad prospects on there...

We also adjust rotation, brightness, intensity and other aspects of pics to make them as attractive as possible.Rent AnalysisSince there is no single source of reliable rental data, we check multiple sources for rental comparables to determine market rent for your property.Owner ApprovalThe ad and rental analysis are presented to you for your final approval before it is published.Ad PublishedOnce an ad and price are approved, the ad is published and syndicated to numerous websites.

As far as study material for the HML to conventional loan, I've done that type of transaction numerous times. 

With no history to look back on, this purchase can be considered more of a gamble.

I did read somewhere that the "Fixer Upper" group paid a whopping fine for numerous violations on some 30 homes though. 

Folks have had it pounded into their head that cash flow is were its at appreciation is gambling. 

. :-)At first I was looking for duplexes or more but I was getting beat out on numerous bids so recently I switched to looking for single family houses that I would live in and rent out if/when the market got better, just so I could have some more space.

Search the BP for ADU appraisals to encounter numerous examples.