We use a combination of collateral assignments and a servicing agreement.

A combination of a divorce, his home losing nearly half of its market value, his neighborhood demographics changing (one of his tenants used the house to sell prescription drugs out of) and having to relocate for a better paying job left him stuck with a house he couldn't get rid of. 

You should expect them to go up every year.10% combined for Repairs and CapEx is pretty low.

I have paid upwards of $1000 per month to an SEO company who promised my rankings would go from page 10 to page one within six months (never happened.  

Ok, I am going to try and combine groups so as to condense the material. 

Typically I just use a combination of rentometer, hotpads, zillow and the mls to get a good idea of what market rent is.

This is especially true because some agents when listing properties with ADUs combine the total square footage (for example will advertise 2,500 square feet with 2,000 for the house and 500 for the ADU), so some appraisers miss it completely.  

There are in fact more duplexes, triplexes and 4 plexes in Oakland, than the rest of Alameda County combined.

Mom and son will be living in the apartment and kids will be there on the weekend... son income alone does not qualify but his half brother who own restaurant nearby is willing to be on the lease..son works at the restaurant as well.. combined son and half brother income will qualify... should I be worried about that since half brother will not be living in the apartment and even though he will be on the lease?

As long as your rent assumptions are solid, you should do okay.I'd bump up Repairs and CapEx to 15% combined, unless it was recently renovated.