The biggest downsides are that they usually have higher rates and require larger down payments.

If not I don't like this as the payment will sky rocket after the 0% intro period.2.

Quote from @Susan Mumford: Any thoughts about Lee Arnold's Income Notes Digital Training Program for flipping mortgage notes?

Your monthly payment would come out to roughly $2400/month including HOA, taxes, and insurance.

The full payment would be around $5,400 : The ADU could rent for $2k per month and you would be left with $3,400 per month on the main home.

.- get into real estate with a lower rate and lesser percentage down payment.

You can do FHA with 3.5% down- less in some states with down payment assistance, but you're better off doing a conventional at 5% down if you can swing it. 

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FHA-Owner Occupancy Loan, to limit down payment to be able to utilize for maintenance

If it costs you $20k to do a refi right now is that worth it on the payment difference?