I would look at the DSCR loan as the first option.By the way, I suspect you are going to be disappointed by any refi appraisals   ADUs typically appraise poorly   JADUs can lower the property value Vs having the space as part of the primary unit.  

So actual benefit is hard to nail down until it's actually tested/required to provide protection in the event of a lawsuit. 

I also provide small shampoo's and conditioners that I get in bulk from Amazon.It is hard to beat either for these kinds of supplies, even if you get a wholesaler to sell to you.

I told her that I need proof of liquid funds sufficient to cover 25% of the purchase price and to provide proof of that.  

And there are lots of conventional loan programs where you can put down <20%If it were me, and I was committed to purchasing, I would try and land an off market property needing a bunch of work and force appreciation that way.

Contact the utility provider and get a historical average based on the last year of use.

Rates tend to be 25 to 50 basis points above commercial (5+ unit) apartment building loans, and 50-100 basis points above residential (1-4 unit) loans.

Freddie Mac only offers financing for single properties they do not offer 'Portfolio loans" meaning bundle them all into one loan.

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

A buyer agreement is the legal document that provides the agent with the assurance that he/she will get paid if they work with you to complete a real estate transaction.