From all the reviews I've read, it seems people are trying to lay this stuff over unlevel floors.you can't lay this over ceramic tile if there's lippage. it appears no one uses self leveling underlayment before plank install either.Has anyone here actually properly installed plank over a perfectly level floor... and still had issues?

It sounds like you have a perfect lot layout for an ADU which will make it even more desirable.I don't know about the legality of allowing tenants to bid on the apartment, but it's definitely not the norm. 

working as a server in a restaurant has never been about being a career choice. it is just a stepping stone. however, some waiters make plenty of money because of tips. an individual is the person who decides on their destiny. you chose if you will be a dishwasher for the rest of your life or if you will move onto to something else. we cannot save everyone because they make bad choices. choices have consequences.

It's a perfect place to start your real estate investing journey.Read Beginner’s Guide to help you get started: http://www.biggerpockets.com/real-estate-investingLots of luck.

Their timing is perfect lol              Thanks for the wishes!

The only choices/disagreements would be who keeps which property, what gets sold, etc.

I would just reiterate that the rate is going up X% per the terms of the lease and if they don't like it their choice is to vacate.

All of this to say you've got some great choices and for me it would come down to what I feel is the best use of the property long term.

She wants to stay in the unit, which I am perfectly fine with, but she would like for him to be off the lease so once he gets out of jail, he can't come back and demand entrance.

On the mortgage calculator, I've set to 0 the property taxes, insurance etc, and the mortgage amount actually now matches perfectly the amount generated by BiggerPocket report.