Quote from @Matt Wan: Can I purchase a property using a traditional mortgage without being physically present for any part of the process?

What the IRS is concerned with is when you are doing a 1031 and want to purchase a property from a related party. 

A quick formula you can use is your estimated purchase price times .0134. 

This is a quick calculation that we can do to see how much house you can purchase at 100% financing if desired.

I also did a 1031 exchange from a different property that gave me a bunch of cash for one of these purchases. 

If you want an ADU, purchase a property with an ADU. 

Purchase price: $990,000 Cash invested: $350,000 Purchased this home with my former partner back in 2018 and we put 200k down.

Hello Solomon,A few tips I have for you would be to first; Analyze Deals Properly – Use the 1% rule (monthly rent ≥ 1% of purchase price) and calculate cap rate, cash flow, and ROI before buying. 

Hey Jeff without knowing any details everything is what you are able negotiate. but you have to take in account the years interest rate and purchase price and what kind of cash flow.I will say get a mentor if you’re inexperienced these kind of deals can go left if you really have little knowledge when it comes to structure .

You could also purchase below market value.