You’ve got time, a clear goal, and the drive to make it happen.

You haven't told us anything about what you plan to do after purchasing the property, so it's not clear how important interest rate is in the long run. 

Make sure you’re crystal clear on their requirements before moving forward. 2.

Set clear goals, stay accountable, and celebrate small wins along the way, getting started is the hardest part, but you’re on the right track!

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

I don't believe that is the case, especially if you have a quality unit, priced competitively, and clear advertising.

When I subsequently asked the tenant over the phone how many cats she had she said four, which is likely half the number she actually has, but is still a lease violation.At this point I feel like it’s pointless to even ask if the cats are neutered (and therefore less likely to spray urine on walls) because clearly she is willing to lie to me and her attitude seems to be that she makes the rules not me or the lease.

As GPs, we owe it to our partners and stakeholders to keep communication clear, honest, and consistent.

Clear damage would be the vinyl window handles chipped and broken.

Then you can immediately put a loan on. the free and clear property and pull that cash out to get close to what you need for the ADU.