I routinely do FHA loans for 3-4 units. 

., super fancy granite counter tops) but "solid" (mid-level in price/quality) that give the ADU a modern look and feel and a foundation of materials that would last a fairly long time without being refurbished.She is getting quotes with a fairly wide range, from $140K all the way up to $190K.Thanks in advance!

When it comes to rental I really think people like fresh & clean over fancy.

And if you tried to pull some strong-arm routine on me, I'd be googling my rights and maybe talking to a lawyer.So, now, if you were that guy, what would you want in order to want to put yourself and your kids through all the hassle?  

routinely multiple applications are processed the same day for the same apt and the best credentials (ie, credit score along with documented income) chosen and the other application fees not refunded but rather applicable to any additional applications with the PM within a max time frame ie 6mos or less. sometimes it stuns me how many ppl apply for the same apt and pay the $40 fee.. just because it was a 'bargain' or whatever

It doesn't have to be fancy. 

When we entertain, the meals are typically more fancy with more dishes consumed and we often can fill the 24" dishwasher after one such meal (and sometimes can fill it multiple times with one such meal) but that is rare and our house is a different size than the ADU (We have had over 30 for a sit down dinner in the past - not all seated in the dining room).  

And your descriptions of how you handle things are helping me firm up my procedures, systems, routines.

This is not true for low credit score applicants, so you need to have a plan in place that provides incentives for you to get paid -- for us, this means having a robust late payment policy that tenants understand and that provides incentives for early communication, routine payments and limits on possible losses.  

In the beginning, while I was working 50-60 hour weeks, living way below our means, not buying the latest this or that, driving cars till the wheels fell off, not going on fancy vacations my friends and family were doing all of this and more while almost laughing at me that I wasn't.