The allowed rent amount should be pegged to market rent, so it would only be way off if your unit is a way different quality or neighborhood compared to average. 

You're not buying a multi-unit, no need for FHA and the permanent MI which comes with it.

I have found a profitable niche between 8-50 units where larger investors do not focus and there is great upside that is addressable with the property management business capabilities.

Some counties in Indiana would refer to this as an Accessory Dwelling Unit. 

I just added laundry to a unit and need to update the lease with a laundry line item.

You should look for uneven multis (more bedrooms in one than the other) so you can stay in the smaller unit and cash flow more off the other rentals.Location wise, of all of those areas, Pennsylvania or staying in South Jersey gives you the best bang for your buck.

I agree that there are ways but 1) rent ready without value add will be huge cash negative with realistic expense estimates 2) most single unit ADU additions cost more than the value added.  

Theoretically, I could make this go away by providing my information (ownership of the units and my stake in the LLC) but do not feel that is the right thing to do.  

Please feel free to reply or DM.Invest 5S is currently offering several build-to-rent investment units in San Antonio area. 

@Josh WillisHouse hacking involves buying a small multi-family property and renting out units to cover mortgages.