I used BEHR Bonding Primer and thinned it using the recommendations on the can (1/2 cup water / gallon pain) and strained it afterwards.

My 360 sf ADU, probably rented to a family with five children, will be putting such a strain on the school districts finances.

This tightens my budget out of the gate, but is still a good deal.

You both want to be in agreement on the whole system or it will cause strain.  

FHA/Conventional guidelines also have tightened (higher min.

One aspect of your strategy is the refinance and the market is uncertain for non QM investor focused loans are tightening their belts.

The more equity, the better as lenders are tightening their belts in terms of LTV requirements. 

I’m assuming you have reserves but has it been a strain?

I will say that a lot of lenders are tightening up their lending requirements so you need to ensure you have solid cash reserves, debt-to-income ratios, and credit history to make yourself more competitive for financing (and good terms).I would be happy to talk with you, either of you, and help in any way possible.

They have tightened up on their requirements and increased costs to borrow.