They will not communicate, they will not complete the agreed upon work, and they will run you around in circles.

Rehab costs and ARV (After Repair Value) are key parts of evaluating deals, so it’s great that you’re diving into these concepts early.For rehab costs, creating a rough estimate starts with understanding the scope of work and local pricing for materials and labor. 

Sure, some voucher recipients game the system (years ago, I had a tenant who knew exactly how many hours she could work and how much income she could earn to remain on the program).

Moreover, office spaces often face more competition, especially with the rise of remote work and changing demand in the market.On a personal level, I prefer industrial real estate for several reasons.

Possibly already permitted outbuildings that already have plumbing such as workshops, offices, etc might be able to be converted to an ADU at a cost that does not result in the cost being more than the value added.Building an ADU is a lot of work and can be a slow process.  

Aside from basic maintenance which is simple work, but hard and monotonous work, and keeping the asset positioned to fulfill it's highest and best use, there's nothing you have to do past a certain point to benefit from market appreciation.

I worked with a travel nurse who does shift work and 5 lenders said that they couldn’t finance her primary residence purchase and I ended up making it happen for her. 

Others put down larger downpayments to make the cashflow work. And

Getting you to finish the work and then to leave are other problems I see in your "deal structure." 

But I still dabble in handyman work and some remodeling as I find it hard to put away my belt and still enjoy the work.