Typically speaking 20% down (80% LTV) is the bare minimum that commercial lending requires.  10% down is unheard of unless you are getting a great deal and negotiate some small seller financing in second position or getting an SBA Loan for acquisition where your business will occupy over 51% of. 

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Since you're currently using the property as your primary residence, the cost of improvements made before it's placed into service as a rental wouldn’t typically be immediately deductible.

Since the owner needs to pay your attorneys fees (essentially limited by statute, so can be estimated) in connection with a redemption, all of that math should be part of the planning.

@Teri Feeney Styers the slow flip method that I think he is referring to is the one coined by Scott Jelinek which is buying a livable property using private money on a short term (typical 60 month--like a car) and immediately marking it up 2-4 times and selling it on a 30 year term using a land contract.

So in the case of a duplex, is the ADU essentially only for the owner?

Typically my analogy is something like: if you're in a happy relationship, you're not going to go looking and see if the grass is greener on the other side... so for you what is it you're really looking for?

The rate will be higher (typically 1% to 1-1/2% higher) but you will be able to sell, refinance, or payoff the loan without  having to worry about paying what could potentially be thousands of dollars in a pre-payment penalty. 

The first step is typically posting a notice to end tenancy, it is normally 30 - 60 days depending on the area and type of lease.

@Joy McQuearyRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?