Is there ever a time when an ADU does not make sense? 

@Chang ZhangI just moved to the area, but I am more than happy to help in any way possible.

Do you ever go away (vacation) when you have these tenants in your home?

Merely people who sell the concept for a fee.

Last on the list is many also "self manage the property", guess what happens if there ever is a lawsuit?

Best of luck and let me know if I can ever help in anyway.

Bank Statement program will be best to acquire the property and just refinance to better terms when your financial scenario changes .

@David Braut the only place I ever notice any flooding is between the marina and the Wendy’s downtown I’ve never seen it be an issue anywhere else.

I beleive there's plenty of opportunties on the MLS, but they are usually categorized incorrectly i.e. a property possessing favorable zoning listed under the single family category, public records incorrectly listed the square footage, or instances where  BRIGHT MLS doesn't track zoning changes real time with recently introduced zoning bills.

WHATEVER you or any other real estate investor does #1 - Never Ever Under-Estimate non-supportive parties:  HUD, REVERSE MORTGAGE LENDERS, FHA, YOUR OWN REALTOR, Financiers, INSURER'S, LOCAL LAW ENFORCEMENT EMPLOYEES - bribed Police Inspectors especially!