Or should I rent out the entire house as a 3/2 with a finished basement/bonus room?

This will tell you a lot about the operators because if the #1 reason is a reason that’s really important to you, you can know they may not be a great fit, but if the #1 reason isn’t important to you, you may feel more comfortable with that group.As a bonus, it also allows you to know how well the operators understand their business and track feedback to continue improving.Due Diligence on the deal:1.

Appreciation is a bonus, not a paycheck.  

The appraiser might just see my ADU as just a "feature" or a "bonus" of the property, rather than as additional square foot of the dwelling, even if my ADU is permitted and 50% larger than my main house.

It's possible these deals cashflow, which is a huge bonus, but I think you get more benefit from the other pillars of RE wealth building: appreciation, mortgage paydown, and tax depreciation.

Bonus points if you also get it under contract. 

The high end tenant is just a bonus.

And as an added bonus, according to a recent BP survey, Memphis is the number 1 market in the US for strong rent-to-value ratios.

I will usually get a nice negative K-1 for the first year I invested due to taking advantage of bonus depreciation rules.

I understand what you are asking about and with a short term rental, as long as you meet the guidelines of materially participating, then you can use 100% of bonus depreciation.