Then I would have a conversation with the seller, then move on.  

My two cents- have that conversation; "your son told me he was living with you.

Be prepared for some potential tension during the conversation, and consider that if this situation escalates or becomes contentious, you may need legal representation.

When i first started funding folks that were selling to OZ investors about 2010 ( exchange rate favored OZ) and all the conversations I had with OZ investors .. the amount of public information in OZ was minuscule compared to the US..

If not, that starts the septic tank conversations.

We had a 25% conversion rate which was substantial. 

Conversely I have others that give what I want RIGHT AWAY with no issues at all.

On Zillow, the home is appraised for about $350K, however based on my conversations with the owner, there are a few pain points which I'm sure Zillow doesn't consider in its "Zestimate". 1) The home has no central A/C.

Just because you add an ADU doesn’t mean it’s going to add enough value to recapture that $300K.If it sounds slightly out of your comfort zone a simple conversation can be extremely impactful Thats where breaking down the payment management tools, local experts on small repairs, credit and background checks for renters, all comes into play.

You can do a Roth conversion if you'd like.