So far I have no info on the zoning changes, but currently can’t rent an ADU if I am not occupying part of the property. 

I am purchasing my first multifamily property, small two-family with one unit currently occupied.

HELOC for non-owner occupied are much more difficult to find since Covid than pre-Covid.  

I appreciate it if you even took the time to read this seeing as there are plenty of other things you could’ve occupied your time with.

She rents the bigger bedrooms out to people she knows and she's not afraid to occupy the smallest room or afraid to roll up her sleeves to build that sweat equity.  

NO emotions here, strictly math.By pure happenstance, we ran into a different property that seems to make sense financially, but is a little more scary then we thought we were ready for.Local to us, a commercial/residential building is for sale. 4 store fronts street level, 2 apartments upstairs, and 1 large unit upstairs that needs a little rehab to be leased out, as it was occupied on and off by the owners kids for many years.The 4 retail units, and the 2 residentials are all spoken for with good leasing history.

Then, 2018 - 2022 Feb (3YRS), It was owner occupied.

What is the first priorities after purchasing a tenant occupied rental property?

A triplex isn't truly commercial multi-family, so it may work for someone looking to owner occupy, and someone looking for that will pay more than an investor.  

If the home in California is occupied with a tenant then you may want to consider a 1031 Exchange.While doing this contact agents in the markets you are interested in.