We pulled a list of non-owner occupiers in Gardner & cold called through the list; we got the Seller on board and referred him to an experienced short sale broker that negotiated the sale between us.Value adds: we expect to take advantage of accelerated depreciation.

The UBIT is the biggest kicker for me, even though it would probably be less than the taxes on the early distribution I would still have the ability to pay back the distribution over the next 3 years if I want... unless I can use the accelerated depreciation to offset the tax liability. 

@Jake ArnoldYou've really got a TON going for you and sounds like you can stack together multiple strategies which will ultimately really accelerate your growth.1) You are willing to move2) You are willing to rehab yourself3) You are willing to house hack with roommates4) You live in/near markets that cash flowYou are perfectly setup for owner occupied house hacks of multifamily properties with a possibility to transition to BRRRR or live in flips once you have enough capital.I firmly believe it's important to play to your strengths and what your market(s) allow.

Rents are soft, prices are accelerating on rowhouses quickly, condos are flat. 

.$$$$$.Second, you take your cost to get in in cash (the lowest DP you can get), calculate all of the expenses, and see what your CF will end up being.Third, you contact Nostradamus and see if he can do a 5-7 year projection that you can count on or appreciation...or, you can look at the history over the last 5 - 10 years and see what the trend has been...and if it is accelerating or slowing down.

Does anybody know a rule-of-thumb for this sort of cost, or the acceleration of wear with additional use?

Effectively losing one rental but gaining two more (would move out of my current house with ADU and have it 100% rented).A driving factor is how will selling this asset accelerate you to your next goal? 

I was able to accelerate growth when I learned how to use HML and PML responsibly. 

This was assured in 1913 with the creation of the Fed and accelerated when Nixon took us off the gold standard in 1971.The important question is how long will the dollar remain a viable currency?   

If you have the savings to buy right now, setting up a bank on yourself could accelerate your investment journey by double or triple.Best of luck to you, however you go forward!