If you don't care about that, you can do a cash out refinance and pull the equity out with a fixed interest rate and payment but the interest rate is usually higher than a non-cash out loan.If this is an investment property, your options are similar but you can also use a Debt Service Coverage Ratio or DSCR loan and use the income from the property to qualify.

You will be able to use those disallowed passive losses: -Against other passive income -If this rental has net income in a later year these disallowed losses will offset that income-When you sell a rental those carried over disallowed losses offset the gains on sale Other situations you hear about where people CAN use the rental losses to reduce W2 income are where the rentals qualify to be Non-Passive This typically happens in the following two situations: Real Estate Professional Status- A taxpayer or their spouse spends at least 750 during the year on real estate- and more time on it than anything else.

If you’re not sure, start by talking to a lender so you know exactly what you can qualify for.

Who told you that a duplex with ADU does not qualify for conventional F/f financing?  

And no; if you own 50% and your friend owns 50% he qualifies for exclusion on 50% of the sale. 

This lets your HSA grow, and since qualified withdrawals are tax-free, putting more aggressive investments in an HSA can pay off in the long run (similar to the “put your risk in Roth” idea).4.Rollovers & Debit CardsMost brokerage HSAs come with a debit card, so spending isn’t too hard if you ever need to.

You can typically count 75% of the previous rental income (from the units you will not live in) toward your qualifying income.

I'm doing a new construction loan for a couple that's building a 10,000 luxury home and they're using the builder's previous experience to qualify for the loan since they have no fix and flip or new construction experience themselves.

If a qualified nonprofit builds the ADU, it can be sold separately from the main home.

One option is to find a co-signer with W-2 income to help qualify, or you could explore DSCR loans, which focus on the property’s income rather than your personal income.