I am familiar with Delaware Statutory Trusts, known as DSTs, and they are a better vehicle than TICs and are used to solve the same problem that TICs were originally designed to solve (accepting 1031 proceeds in a pooled investment).  

If you turn this into a hobby and read the blogs that are out there about it, on the other hand, it's pretty easy to design a card strategy that will help you pick up all sorts of travel benefits by fulfilling the minimum spend on one card to get its sign-up bonus and going on to the next one, and so forth.

I own a SFH in the Northside neighborhood of downtown SJ and I am in the process of designing an ADU now.

Off the top of my head: a drug overdose, a death, walking in on an intruder (2x), catching an intruder on a surveillance camera, pipes freezing and then bursting in cold weather, local prostitutes frequenting my tenants, water line leak to fridge icemaker that destroys a kitchen floor, the list goes on.

Do you have the cash reserves to weather a storm?

Screen everyone and make sure they meet some minimum standards.Have an agreement specifically designed for a roommate situation because everyone will have private space and then shared space. 

Does anyone know what the magic search terms are or what designers have plans available? 

In having a Interior Design background, I see the potential in anything. 

Get your broker license and start CCIM designation.

Lot's of complaints in general about bad construction quality and bad design, but I honest don't think the changes in zoning is going to change that.