As for valuation, I see no reasons why a Junior ADU would negatively impact additional housing unit.

But, the self-sufficiency test for FHA loans can be really difficult in SF, meaning that the market rent from units you will not occupy must be sufficient to pay for the mortgage payment. 

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

They recently furnished 12 corporate housing units in Houston for us and we were happy with the end product.

I believe buildings with five or more units are classified as multi-family properties.

First off, pardon me if I misunderstand things given the limited amount of information I have, but there are 2 things right off the bat just from your description that could be contributing to your issue: 1) a 2nd floor unit - I had a similar setup for a duplex I owned in St.

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.

I’m averaging about $350/month with the bookkeeper and we’re working with 8 properties and 31 units and 8 sets of accounts as I have one per property.

So on a 3br unit where all the utilitites are included in the rent aand paiid by the landlord, you can expect to get up to the FMR as the rent for your unit. 

Most contractors here in California will charge their hourly rate and possibly ad on a smaller charge if they need an assistant.