My closing costs were non-negotiable with the seller since I bought new construction, but I would highly recommend upping your offer to talk down the closing costs; use leverage to your advantage since you are young.The funding fee can be complicated and I cannot speak on how it works exactly.

- Suggest you speak with one about their fees, but also about their thoughts on the market.- Do NOT speak to a PMC that can't PROVE they also manage STRs.

Then depending on what's allowed you can speak with a broker who specializes in that type of property (agriculture, industrial, low density residential, etc.) and see what they think the highest and best use could be. 

I'd recommend speaking with Michael Klein at Savvy Realty.

You'll need to speak to the building department anyway for permits, so start there with respect to the variance.I'm sorry to say @Jon Pflueger, this is not going to fly.

Speak with Andrew Weiner at Realty Now Property Management. 

Hello, I have purchased 4 different asset manager lists over the past two years, but three were ineffective with outdated information and many email bounce-backs or returned mail.The best list I found was at RealEstateTargetdotcom; I did a successful snail mail and email campaign, and picked up three new banks and an account with LPS.I also cross referenced names on the list to see who was attending or speaking at various REO conferences, and made efforts to meet asset managers in person.

If I take out $200k, that property  will have a negative cash flow of $500, but the overall portfolio will still cash flow positive and I’ll have capital for another purchase.

Would this large amount not negate any potential savings you would have over the course of the next few years?

The negative equity position is one reason (there are many reasons) why adding an ADU is one of the worse RE investments.