It is one reason that leveraging under utilized zoning to add a unit is often a better option than the ADU addition (the appraisal associated with ADUs being the other).You can always search for the other finance options (owner financing, rent to own, commercial loan, etc.).Good luck

Or primarily for sufficient capital for down payment and obtaining a new DSCR or alternative qualifying loan for the target acquisition.Although there are alternative income qualification methods for fixed second loans and HELOC's utilizing bank statements and even DSCR rental income, as the lender risk increases, generally so does the borrower's interest rate.

Our monthly operating expenses, including salaries for property manager, security,housekeeping, utilities, insurance/taxes range between $3500 - $4000 a month.

Show them where all the utilities are, and a brief overview of how things work.- don't panic and stress.

You have your basic utilities of $400, taxes and insurance of $200, and miscellaneous expenses of $600 which could include cleaning service, maintenance, booking fees, etc.

So, my monthly expensive for the property itself (not including utilities, PG&E), is $1,113.92 per month.

Great idea to utilize a lower interest rate for it being your primary residence and a lower down payment.

If you're interested in multi-family, I highly recommend starting out with multi-family with your first VA loan as it will be easier to get a single family residence after that.If you decide to pursue multi-family, you'll want to ensure that each unit is separately metered for utilities (water, gas, heat, electricity, etc.) as this is a requirement under VA financing.  

I get charged 10% on property management per rented property, lawn maintenance and service utility on the properties not rented, and miscellaneous expenses on little things that pop up for maintaining the properties. 

Quote from @Rodney Menendez: @Peter Dukaj yes we are still finding lots for around $19k in Lehigh Acres with no issues for construction  still a soft market and utilities are going to run way more than public sewer and water taps. it all ends up being the same. 40-50k for a lot no matter how you skin the cat. plus all the site work required for those lots is more than double what a traditional infill lot requires in miami or columbus for example