No garage is a bummer but certainly not a deal breaker.....Most people don't use dining rooms any more anyway.....If the numbers are that good, I'd go for it.... i don't know anything about plumbing haha i just hear people laugh at or talk down about pex . maybe a plumber said it once , Shrug. that back door idea is awesome!

2. should I consult with plumber before investing in this?

@Brian Willie if you work with a reputable PMC, they should be following all the state and local legal requirements.

First, I assume the encroachment was identified by a reputable surveyor and not by eyeballing what are believed to be the property lines.Next, in my experience, encroachments like this are not uncommon, particularly if the improvements were constructed some time ago and 6' is not that much as things go. 

Plumber goes out and says its stuffed with wipes, tampons, plastic bottles, condoms, toys.... you get the idea.

Does that mean I need to send a 1099-MISC to the Roofer, Plumber, HVAC, and all other labor above $600?

Also any reputable lenders able to lend on property than investor credit?

NEVER ever send a lender money in advance other than maybe a small deposit like 100 or 150 bucks to run credit etc.. and then most will have you pay for the appraisal directly.Really was a waste of time and money.I am thinking of always getting a title company/attorney or reputable entity to act as the median between me and the contractor/lender in every future opportunity.Honestly, I was overzealous looking back.

Find a reputable real estate attorney.

Found many of my listings in its data and the numbers were so far off what my listings actually did, that it kinda lost me as viewing it reputably.