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I've heard the stove can be the deal breaker when it comes to classification as ADU.In your area, Sherman Oaks, a friend of mine bought a house last year with a completely permitted garage conversion (done by the previous owner a few years ago).

You still have to hunt for the right deals, but they are there if you know where to look. 

I also find it ironic that people claim this is about being able to "entertain" even though people today hardly entertain at all, while people 70 years ago entertained a great deal and seemingly with no issues despite their kitchens not being integrated into their living rooms.

Also, ABB is terrible to deal with but VRBO and Booking are absolutely disgusting to work with.

@Mark Enis I'll let the other experts chime in, but my understanding with a conventional mortgage, they don't want any part of the deal to be borrowed funds. 

The answer comes down on whether the property is too much of a hassle and whether you are likely to find reasonable deals in your market. 

Just a thought of other ways to make this deal viable. 

OR work a deal with your lender to add it to the note and hopefully work it out.Bottom line though work it out try to get to reasonable outcome.. 

Figure out ways to source off-market deals that are closer to meeting the criteria you are looking for (The higher your standards, the more difficult it will be, but that's the point of good deals).