Statistically, I would bet that many of these properties could be at risk from a similar event before the reconstruction could even be completed.What is the new premium on a $5-10-20M insurance policy and how could it ever be recuperated during the life of the policy or length of the average 30 year loan? 

ThanksBrett, we do flips and rehabs and have several lenders in the area that specialize in ARV "style" loans.

Loan: Bank Statement, $4,300/month PITI.

I can say from having taught classes on these loans that your contractor will be the biggest key to your success.

Tired landlords and conventional loans weren't available.   

You're likely looking at a 25% down loan for a non-owner occupied. 

Then you can immediately put a loan on. the free and clear property and pull that cash out to get close to what you need for the ADU. 

If I find a deal on an area I would consider living when I move back I would like to be able to pull the trigger and possibly refinance into an owner-occupier loan once I move back to the US.  

One solution could be a Debt Service Coverage Ratio (DSCR) loan.

See if you can do an SBA loan at 10% versus a commercial loan at 25% downpayment.As far as investors:3.