The main downside is the loan limits for a house with ADU match a single family, not those of a duplex (which is higher).

You can even sweeten the pot by telling them they don't have to clean, and you will hand them their deposit on the day of move-out after a 10-minute inspection to verify there are no damages. 

If not, the contract can be terminated and you would get your deposit back.

If you are self employed you can also look at bank statement loans assuming you have a business with high deposits.

A little about my situation: I am a 33-year-old single mom who has finally gotten her finances in order after getting my Bachelor’s degree in 2022 which allowed me to get a high-paying job with great benefits (401K + matching). 

Finally, conquer anxiety by starting small and studying markets that match your objectives.Good luck!

The Tax will increase immediately after you buy a property to match the purchase price and you are also responsible for the difference for the years that you didn't even own the property.

Have them direct deposit into a separate rental account if you can.

Retirement 15%  Realtor do not have matching contribution or pensions $1101Health Care for 1  (Florida Blue 43 yo Male)  $350 a month

For instance here is a snippet I saw on crexi:Non-ContingentEarnest Money Deposit: Greater of $20,000 or 10% of the Purchase PriceMarketing Fee: 5% of the Winning Bid Amount, $20,000 minimum$10,000 Participation Deposit