I saw a local investor post a few of his places up for sale - they were bought at a high price, fixed up extremely nice - so I'm guessing the LTR numbers wouldn't cut it. 

Rising temperatures, increased frequency of wildfires, and more severe weather events have heightened awareness about environmental safety.

Adding an led light strip all around in the upper edge of that tray ceiling can give a different vide in your movie room.

Ensure it meets safety and zoning requirements before using it as your primary residence to avoid violating any laws or terms of your owner-occupied loan. 

Looks like one valley + five stacks/vents to flash = materials about $80.  130 ft of drip edge flashing at $50.  2 coils of nails at $60.  

So you too need to develop some reserve accounts - one for repairs, and also one for property taxes and property insurance payments - which are big expenses that are due once a year, but your seller will likely not collect like a bank might escrow for you.Know that seller financing gives you lots of options to negotiate your deal - but that cuts both ways.  

Yes, you have to open up a little bit from the Dave Ramsey mindset which works great for people on the edge but not very well for investors or those with money. 

What is the prospect that insurance or tax costs will be cut 30%?     

I don't know any private lenders and hard money makes me nervous since I'm a buy and hold guy and the payback isn't as cut and dry as it is on a fix and flip.

I want to address space/safety concerns before beginning any kind of screening process.