This likely reflects reduced demand for T-Bills, heightened inflation expectations, and increased Treasury supply, all contributing to higher mortgage rates and a tougher environment for buyers.There’s likely more at play here, but I agree it’d be great to see mortgage rates head in the other direction sooner rather than later.

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

So talk to your bank and insurer before continuing. 

Reese's "free" course is really "first lesson free", then you are directed to a paywall to continue.  

If this is your first investment and your first property, the quickest way to fail is to create an uneven playing field.

I also have one neighborhood that I am hoping to purchase an SFH as an appreciation play.

@Timothy Franklin look her up on socials and you may be able to get some guidance, but this is playing with fire from where you are at now.

To me it’s a challenging game, an intricate puzzle where if you learn how to play you get great results.

If this concept is unfamiliar, then continue to ignore it.In closing: The dangers of shifting the timing of your income, expenses, and business transactions.A purely mathematical exercise may indicate some beneficial timing for this or that.

After all I paid him my hard earned money...nope, he just drops you & doesn't let you continue.