The ADU detracts from the primary unit.  

The HOA fines will be assessed against the unit and therefore the owner.

@Erik Heldt you can only use FHA and VA loans to buy owner-occupant property - which you have to live in for 12 months to meet the requirements.So, suggest you consider buying a 2-4 unit and make one of the units your primary address and rent out the rest. 

Ask her who helped her move into her unit and suggest you could hire them as clearly she's comfortable with them.

Here is the zillow listinghttps://www.zillow.com/homedetails/2190-S-Holly-St-UNIT-110-...

I want as many people as possibly applying so I can pick the best one.List the unit with your minimum requirements.Show the place and reiterate those requirements. 

Do you need a title company for a deal you've already made on a small 2-4 unit multifamily?

I bought after reno but added brand new 5 Ton AC unit, dual sets of washer and dryers.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

@Robert Geibel That question is very subjective in a market with 10's of thousands of units.

Pop the address in there and see the basic figures for other units nearby.Then go do it yourself.