Looking to do mid term rental in the unit that is left furnished while they are not there and Section 8 in the other units ideally.Just trying to get my reps in with deal calculations.

If they want an off-market property, I even built a BRRR calculator that they're using to feed-in the numbers from the 'B'uy all the way up to the final 'R'efinance part. 

Another thing you should calculate is the after build value.

This structural connection between the ADU and the main house typically requires engineering calculations to ensure proper load distribution and structural integrity.2. 

If lemders were able and willing to add the 2-3% of a buyers broker commission to the sale price when calculating LTV, there would be no difference to any party and the cost of services would become much clearer.  

2-Did you calculate your soft costs?

This can be solved by the lender being willing to add the buyer’s commission to the purchase price when calculating maximum loan amount.  

Based just on your DSCR calculations, it appears this property is significantly under-performing, or if it is operating well, then it is significantly over-priced.If your plan is to reposition the property, then you need a bridge loan or private loan to acquire and manage the property. 

The NC return is correct as is in my opinion.Remember that states often piggyback off Federal amounts, often AGI or taxable income (then make upward or downward adjustments for things like 179 or depletion).Since the passive loss did not enter the taxable income calculation at the Federal level, it won't flow to the state return when NC piggybacks.

Additionally, prepare financial projections, including cash flow forecasts and ROI calculations.