I specialize in investment property loans, and I’m happy to help you figure out which loan type would fit your strategy best.Also, regarding your question on meetups—there are some great real estate investment clubs in North Texas (Dallas REIA, for example) that host regular networking events.

How would a high appraisal on this home have something to do with buying a new home unless you plan on leveraging this and taking cash out and putting a regular mortgage on it.

She already works, but now will have her regular low wage job, schooling full time, and will be getting a part time job added to her schedule. 

Seams aren't perfect but are not bad now, looks like it will end up being a regular maintenance task but at least I don't have to pull up the baseboards anymore!

Definitely several good ones out there, there are 2 REIA's from what I've been able to find, and then some other local meetups and events that happen regularly.

Lastly as an illegal unit it is  huge liability if there was a trip and fall claim, fire etc your insurance may not cover.I recommend renters insurance for whoever lives there is mandatory to add another layer of protection. last option not considered is you living in the bonus unit to have a free place to live with minimal risk 

Remedy after termination.If the rental agreement is terminated, the landlord may have a claim for possession and for rent and a separate claim for actual damages for breach of the rental agreement, reasonable attorney fees as provided in § 55.1-1245, and the cost of service of any notice under § 55.1-1245 or 55.1-1415 or process by a sheriff or private process server, which cost shall not exceed the amount authorized by § 55.1-1247, and such claims may be enforced, without limitation, by initiating an action for unlawful entry or detainer.

This will reduce likelihood of a claim and your premium

Post regularly to update us on market trends, deals you're analyzing, and any opportunities you think would benefit investors.

And so would the rest of the Soutwest, which could then claim it's higher (and rightful) claims to the Colorado supply.Basically so many moving parts and ways to deal with the climate issues, both those that are real and those that are imagined.