I plan on purchasing a home WITH the help of my Japanese boyfriend.

My plan would be to keep the front waiting room as a small commercial space and the back offices as efficiency units or studios. 

It has a full studio casita out back that will be an LTR.I plan on buying 3 or 4 investment properties this year after I learn more on the co-living marketing and rent collection side of things.

Liquidity is important if this is money you plan to put to work in the near term. 

By then I expect to have a clear plan so I can move into action.

I think the ultimate situation for what I described above (not the plan, but a possible outcome) could look like this:Rent main house by the rooms while constructing ADU.

Ordinarily those tenant vacated damages would be too remote, but it sounds like they were contemplated by both parties at the time of contract.Were I in this situation I would be looking to state law to determine if the EMD is truly the extent of my potential liability as a buyer. 

I am serving her a notice to vacate at the end of her lease in feb. 

I’m based in Utah and plan to invest in long-term rentals in UT, OK, and/or TX.

I plan to put a $600 utility cap in the lease.