Duplex can always add additional units via the ADU laws. 8) Related to number 1, purchasing a property with an existing ADU is cheaper than buying a property and adding an ADU.

I mean, this house is barely 1000 sq ft, and I have to buy 1 million dollar liability in order to get an commercial umbrella insurance? 

The biggest question you need to ask yourself is if you are doing this to afford a property you otherwise couldn’t afford or to save money period, that will lead to very different conclusions about where/if to buy. 

Suck it up, buy a property.

We're probably going to dig down a few inches to get the slab level, put in floor heating, and buy ourselves a little more head room. 

Investment Info:Small multi-family (2-4 units) buy & hold investment.

If you could buy it, what would you do with it as an investment?   

From my experience working with over 400 investors, consider alternative strategies like rent-by-the-room, buying an SFH with an ADU, or renting where you live while investing elsewhere.

Or, as a friend of mine does, buy a new one, return the old one in the box as it is likely only 18 months old and still looks new. ...

You want to buy a $100k property. - You pay closing costs with cash- You need $100k in crypto as collateral- You get a mortgage on the property for $100k with a lien ON THE PROPERTY.