If you're considering mobile homes, the first step is checking zoning laws and utility access since some areas have restrictions.For resources, Mobile Home University is a well-known starting point, and local mobile home dealers can offer insights on placement and financing.If mobile homes are allowed, you could either rent them yourself for higher returns but more management or rent out the lots for steady cash flow with less work.

Start researching price to rent ratios in areas and see which area has the best combination of cash flow/place you want to live!

With the extra cash flow, you could strive to acquire additional income-producing properties over time.

I'm terrified of doing all this research, finding a "dream" property, only for it to fail and negative cash flow. 

Alternatives include using a 1031 exchange to buy a new rental property or completing the exchange first and then doing a cash-out refinance to fund the ADU.

I hate to pay extra money for a PI on work we have already done. 

I've been surprised at properties that have passed conventional financing though...and even FHA....also, one could present 2 offers to seller--one for a cash offer and one for seller financing (at a higher price of course). 

Purchase price: $150,000 Cash invested: $90,000 Bought as a forclosure gut job.

You may need an independent appraisal if the value of the property exceeds $5,000, as the IRS generally requires this for non-cash donations of significant value.Capital Gains Considerations: If you've owned the property for more than a year (which you have, having owned it for 10 years), the house is considered a long-term capital asset.

Zero evictions and zero cash for keys.