Doing this like a brrrr I see as the best bet, for example my property does still have room for improvement adding a bedroom and bath to the primary structure and then the ADU.

The insurance company has a limit to what they will spend based on the contract they have with the insured.

If for any reason, the Prospective Tenant(s) fail to complete all move-in requirements by the above listed date, the Landlord will return the property to public offering and the entire binder sum will be forfeited to the Landlord for expenses including, but not limited to, lost rent, holding costs, advertising costs, and marketing costs.

Also purchase price is probably $5mil and up for a single family house, so that could be a limitation for many investors.Since you are in the DFW area, I'd say there is probably no better place to invest than right here in your home town. 

The safest bet is to try to get a variance from Union City. though clever, your combined unit lease agreement would likely cause trouble if ever scrutinized by the Tenants or the municipality. 

However, there is a limit to what sewer pipes can handle.  

Seeing as our house is pretty rural, our choices are limited.

Totally new world for me knowing there are properties off the market, wholesalers, and people that loan money just for this purpose, different from a bank, I have always thought we were doomed from finding a good deal as everything I found was already on the market...my little knowledge and limited believes got me trapped.

And yet I would bet that any property that's not brand new or fairly new, will have some items that could fall into this category.

I think the outskirts are you best bets!