If people are so unstable that they need a cat to get them through the day, then we really need a federal law that revokes their rights to own a gun, have a drivers license, or have a job where critical decisions are made.

I plan to rent BnB for as long as the market allows while maintaining a viable sale exit down the road.I'm also still deciding between stick vs. modular and am leaning towards modular for energy efficiency (title 24/desert/off grid), quick timeline (builders in the area are booked 6-12 months), and ease of oversight.  

As far as advice, for us, education and networking has been critical to our success. 

That said, there have been some investors on the RE Podcast that have had quite a bit of cash flow success in the Section 8 market, tough tenant screening is critical.

Having $100K in profit to play with eases that, but would you suggest    partnering up with someone who knows what they are doing?

As I'm sure you are aware low skilled head working reliable employees seem to be total unicorns especially now and more critically in the new era of closed borders and post Covid.What about buying into a franchise or taking over an existing business?

Ease her fears  - It is totally understandable why she would want to remain close to her family and places that make her feel safe/comfortable.

ADU laws for CA are state wide and cities may not make the requirements more difficult, however, they can ease them. detached garages are the best for ADU conversions.

I'll have to budget to both both but sense I will be managing the project I didn't know if it was critical to do one before the other. 

This just helped me become eased and is benefitting the plan I am creating.