Inquiry: Americans with Disabilities Act Compliance for Historic Buildings Renovated as B&Bs

I'm considering buying a 5400 sq ft historic building (circa 1885) that has been used as an office building in the last couple years. It has 4 bedrooms upstairs, 2 bedrooms downstairs, and 2 bathrooms downstairs. An additional building is on the property that could be used as a Garden Cottage Suite/s, which was used as an apartment building. It may have a separate address. One bedroom downstairs with a bathroom has been used before with a separate address and a separate entry from a different street, because it faces another street (similar to a duplex situation). There's the possibility of renting out 6 main house rooms and 1 or 2 cottage rooms. The main house has 5 bedrooms at one address and 1 bedroom at another address but they're under the same roof. The cottage could have its own address if it doesn't already.

The first floor of the main house has a ramp for handicap access, and one bathroom on the first floor is handicap ready (office space compliance). Obviously, 2 to 4 bathrooms would need to be added upstairs for guest convenience, because I don't see several guests going downstairs to share 2 bathrooms. I'm estimating the cost to be at $40K - $80K depending on the number added.

Two other B&Bs close by have 5 rental rooms available. I would like to maximize rentals; however, I don't want to make every bedroom and bathroom handicap ready/accessible. An elevator installation is not architecturally nor financially feasible.

(I know that hotels only offer a set number of rooms as handicap ready not every room, so I don't understand why a B&B would need to. It should work as a percentage.)

1. Would we have to limit our rentals to 5 rooms to circumvent the disabilities act and still add the necessary bathrooms?

2. Do the cottage rooms and 1 downstairs bedroom with different addresses count separately from the 5 main house bedrooms?

3. If 1 or 2 main house rooms are owner occupied and not rented out, do those rooms count towards needing compliance when bathrooms are added?

4. If we start with 5 rental rooms and are able to add the bathrooms now, would we be able to expand to more rental rooms in a few years with no major renovations being done?

5. If we added the 4 bathrooms and then sold the property as an existing B&B, would the new owners get the full 8 rentals without having additional handicap access if they were not doing major renovations?

6. What would we need to do to meet compliance to get all 8 rentals if the bathrooms are added?

7. Can the city exempt us from certain compliances based on it being of historic significance?

8. Is there a dollar limit on what is considered a major renovation? What if renovations are done in separate years?

9. Where can I get more info on the AWDA that pertains to my situation?