Because of my savings and lack of expenses, I'm in a very comfortable position to make my first move, but because my income is mid, I'm unable to meet the Debt-to-Income requirements to qualify.

You are particularly interested in short-term and long-term rentals, promising ROI, and locations with a mix of affordability and growth opportunities.Being willing to move and live in a part of a 1-4 unit property will help you get better financing, for sure, and require less down.

Requiring occupant to have renters insurance is another possibility for extra protection.

We still require a deposit plus the first month to move in. 

Maybe something along the lines of your insurance company requires the heat to be set at certain temperatures or they won't cover a damage claim etc.This way you are telling her there is nothing you can do it about it.

I am sure the interest in that hard money isn't great.All DSCR loans I have seen require at least 12 months.

(note: some sellers don't require this).

Does it require a highway occupancy permit if its on a state road, in my area it cost me around $1000 just to get the permitting and design for my driveway entrance.

I have 0 experience ground up construction loan program nationwide that does NOT require GC to sign anything, only provide proof of 3 C/O's (certificate of occupancy) over the last year I.e. built received occupancy permission now unit is on market or habitable. 700+ FICO I can get you 80%LTC loan to cost on the project on ground up construction for 1-4 units.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.