Often times if you lower the rate, the fees go up and vice versa.

As sellers realize that buyers cannot pay the same price for the same income stream as before due to the higher rates dampening overall buyer returns over that 6-month market cycle, sellers will eventually transact at lower prices, making it more apparent to sellers where the current market pricing is.

Strategies like living in a duplex or triplex, adding an ADU, or renting by the room can help maximize cash flow while leveraging FHA or VA loans for lower upfront costs.

Therefore, it makes more sense for US investors to look overseas and Canadian interest rates are now significantly lower.

there's a tremendous demand for inventory - both primary residences and rentals - and so buyers are willing to accept lower yield than a lot of us think makes sense. 

Private funding from a relative may provide flexible terms and reduced financial risk, but formal agreements are necessary, and interest paid is deductible for you but taxable for them.Traditional investment property loans offer stability and tax benefits like deductible interest and property taxes but require larger down payments.

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

If you're using a DSCR loan to purchase the home, most lenders use the lower of the lease agreement or 100% of the market rent from the appraisal form 1007 to determine the DSCR.

Conventional financing is a great place to start as the interest rates will be lower. 

Some examples are, adu zoning, lower minimum sqft., zoning exceptions for business in a primary residence, city lots for sale for under $15,000.