My family would move into this house, and potential to have a 3bed basement suite, $1600/month including utilities.

Oftentimes, commercial landlords need to charge utilities, CAM charges, scheduled rent increases, unique late fees, etc.

Last summer 2019 I sold my business with the intention of using the proceeds as a downpayment to buy a much larger cashflowing business, utilizing the SBA 7a program. 

The second is how many units 'could' theoretically be allowed utilizing ADU/density bonus rules?

If I did utilize these people to invest what's your recommended approach to structuring something like that.

anybody have other tips that they potentially utilized as a beginner with limited funds starting?

If you can go without depleting the Roth IRA, and potentially utilize the Roth to self direct into real estate and continue to grow, you may be thanking yourself in the future.

Potential income: 2200/ monthPITI for purchase at 230k: 1400 Potential expenses without utilities: 600 (renters will be covering utilities)2200 - 2000 = ~ 200 cashflowCoC ~ 10% on a 5% downpayment and 5% closing cost ~ 24k totalWould appreciate your feedback! 

I don't feel the need to control every single thing, but the tools that save $$ on wasted utility expenses seem like money well-spent. 

I was hoping by utilizing the seller finance I can live on the property and make a small cash flow while living for free and near my work.