You can find the money if you really want to but if you don't know what you are doing you could be heading towards a very difficult and costly path. 

Storage areas can include built-in cabinets, closets, attic space, and even outdoor sheds, etc.Laundry: Including a laundry area and machines is a big bonus for tenants, as they compare that with apartment living where they would have to use common laundry machines that require payment.HVAC: Make sure to include an effective dual heating & air-conditioning system to service the ADU, so your tenant is comfortable in the unit.Kitchen island: It may be difficult to squeeze in a kitchen island in a small ADU, but it’s a big bonus if you can make the space.

Based on the parameters you provided it'll be difficult to get a typical loan, so youll have to look at portfolio lenders, local lenders, community bank, bringing in an equity partner or some other way to increase your down payment, even a bridge or hard money loan until the property os stable then refinance it, are options Good luck

In all honesty most condos and communities are already hip to the game of the STR investor and it is becoming increasingly difficult to find those legitimate opportunities that are allowed by the building's HOA.

Most commercial lenders look for a track record of experience before working with you, so as a first time investor it may be difficult to secure that type of loan

There are several reasons for this, with the most obvious, in my opinion, being the worst among us have made it difficult for the rest of us. 

Without any experience it’s difficult to fund 100% without an experienced partner or experience yourself.  

While it can be difficult to get an FHA offer accepted in this market, it is certainly not impossible.

I have tried listing the house for sale but 2 brokers have quit because he is so difficult.

No real benefit that I can think of, and it will be more difficult because most regular loan programs will not lend to LLCs.1031?