Since you're purchasing it under market value, you shouldn't have an issue getting it appraised at $145K.The seller would net $140K and the additional $5K would be seller's concession towards broker commission and closing costs. 

Although the rates are higher, for most borrowers, the convenience exceeds the additional cost.5.

What is your process for underwriting a rental by adding an ADU (addition or division)?

Without knowing your age, I like the idea of pushing additional savings into good, no load index funds (I like Vanguard's S&P index but there are plenty of others) through a Roth if you're young enough, leave the rental portfolio as is and pay the debt down to nothing, since you're not inclined to really work at growing that end of it. 

It's just that with Cali, there are many additional hurdles between you and success.

Additionally, a sewer line repair usually results in vacancy and lost rent--even more lost money.A new driveway can easily cost $5k on the low end, and plenty of properties in my area have $15-$25k+ driveways. 

I’ve already again talked to contractors and got good estimates knocking down this one wall adds aton of value to the house.I estimate the additional amount would be $200-$300 a month after a remodel. 

Not many would risk everything they own if that was a requirement of investing in a business. if you’re referring to FRAUD”, then the individual committing said fraud can be sued individually, and  can not claim remote entity protection since they and not the entity, or they in addition to the entity are guilty of fraud.  

Megan Luckily the math part isnt too high level just addition, subtraction, some mulitplication and division but we as a community can all help you through it.Leave the complicated math for the wall street quantative analysts and derivative traders.

If you're dealing with an early 1900s home this should be a serious consideration in addition to the above.For the rest of the scope, the same rule applies.